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18/00489/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00489/B Applicant : Mr & Mrs David Higgins Proposal : Alterations to windows on rear and side elevations Site Address : Ballavar Old Castletown Road Santon Isle of Man IM4 1EY
Head of Development Management: Mr S Butler Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.08.2018 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Plans/Drawings/Information:
This approval relates to the following plans/drawings/information:
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Interested Person Status - Additional Persons
None __
Officer’s Report
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18/00489/B Page 2 of 3
1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of Ballavar Farm, a two storey detached dwelling with associated fields located on the northern side of Old Castletown Road, Santon.
1.2 The site accommodates a dwellinghouse, an outbuilding and Field No. 514070 and part Field Nos. 510768 and 514071.
1.3 The site has trees on the North, East and West edges of the house. The front (South) elevation is open and set some distance back from the road.
2.0 THE PROPOSAL 2.1 The application proposes alterations to windows on the rear and side elevations. The house has a study on the ground floor which is open plan to roof level, this room protrudes to the rear (North). Proposed is to increase the size of the side windows to this, amend the door and reconfigure the openings to the rear elevation. The new windows would mostly be much taller than the existing akin to one of the existing window on the rear elevation.
3.0 PLANNING HISTORY 3.1 Planning approval was granted in 1997 under PA 97/00234/B for the alterations and extensions to the existing dwelling that encompassed the conversion of the existing stone barns.
3.2 Parts Field Nos. 510768 and 514071 formed part of PA 14/01190/C that was granted planning approval in 2014 for the change of use of land from farmland to woodland in selected areas.
3.3 Planning approval was granted in 2015 under 15/01076/B for alterations and erection of extension to stone shed to create a shed / tack and loose box. This was approved subject to a condition that, 'The building must be used only for agricultural or equestrian purposes'.
3.4 The report for 15/01076/B stated "There was no evidence indicating that Ballavar Farm is still a working farm".
4.0 PLANNING POLICY 4.1 The application site is located within an area zoned as an Area of High Landscape or Coastal Value and Scenic Significance under the 1982 Isle of Man Development Plan. The site is not a registered building or within a Conservation Area.
4.2 There are a number of policies within the Strategic Plan (2016) which seek to restrict new development in the Countryside (e.g. Environment Policy 1) and which control the conversion/extension of houses in the Countryside (Housing Policy 15 and 16). However, given the nature of the proposal these are not considered relevant.
4.3 General Policy 2 sets out some broad 'Development Control' considerations, including that proposals should respect the site and surroundings, not adversely affect the character of the surrounding landscape and not adversely affect local amenity.
4.4 Policy 1 of Circular 3/91 (Guide to the Design of Residential Development in the Countryside) states, "The removal or replacement of traditional elements including materials, windows or external works will generally not be acceptable. Works to buildings which date before 1920 should as far as practicable retain the original materials and form of the building". Policy 5 of the Circular states, "Doors and windows together with their size and relationship with each other and the wall face should follow traditional rural forms"
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18/00489/B Page 3 of 3
4.5 Circular 1/98 (The Alteration and Replacement of Windows) sets out policies in relation to Registered Buildings, Buildings in Conservation Areas and buildings built before 1921 and which have largely retained their original character.
5.0 REPRESENTATIONS 5.1 DOI Highways confirmed on 14/06/18 that they do not oppose the development
5.2 Santon Commissioners confirmed on 13/06/18 that they had no objection.
6.0 ASSESSMENT 6.1 The building was altered in 1997, including various replacement windows and extensions/conversions. Within this context, and noting the current nature of the windows, it is considered that Circular 3/91 or Circular 1/98 are of limited weight.
6.2 The proposed windows replicate the existing hardwood double glazed units. The larger windows clearly give a more contemporary feel, but are not considered to be unattractive. It is noted that given the location and nature of the site and works, they are unlikely to be visible from outside the site.
7.0 CONCLUSION 7.1 The proposal is supported.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 13.08.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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