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Rheynn Chymmyltaght, Bee as Eirinys
Government
Please reply to the signatory Our Ref: 20/00928/B Your Ref:
Mr. A. Johnstone, Planning Appeals Secretary, Chief Secretary's Office, Government Offices, Buck's Road, Douglas, IM1 3PN.
Dear Mr Johnstone
Proposal: Creation of an entrance lobby and creation of an additional window to East elevation
Address: Knockaloe Farm DEFA Training Centre Patrick Village Isle Of Man, IM5 3AJ
The abovementioned application site is owned and maintained by the Department of Environment, Food and Agriculture, of which Planning and Building Control is. Therefore section 10(1)(b) of the Town and Country Planning (Development Procedure)(No2) Order 2013 sets down that the application cannot be considered by the Planning Committee OR an Officer of the Department but must be referred to the Council of Ministers.
A statement from the Department is herewith enclosed which seeks to advise Council of the policy and status and assist in the drafting of any conditions and reasons to attach to any approval that may be forthcoming.
1.1 The site is the curtilage of an existing building which sits within Knockaloe Farm, an agricultural complex of dwellings and outbuildings located on the coastal side of the A27 coast road which links Peel with Glen Maye.
1.2 Within the complex is a classroom which is the first building on the left as one enters through the main farm entrance. This is a functional building with simple form, high level windows facing the estate road and larger windows facing south over the open agricultural land there. The farmhouse sits in close proximity on the other side of the lane and a little further west. A large agricultural building sits immediately to the west of the site.
1.3 Knockaloe Farm has an interesting history, having previously been a prisoner of war camp in WW1.
2.1 Proposed is the creation of an entrance lobby to the building on the northern side facing the farm lane. This will increase the current projection from 0.6m to 2.5m and with the same width. The lobby roof will be the same as the existing and will have glazing on all three sides. The windows will be replaced in their existing apertures with uPVC framed windows (which
does not need planning approval) and a new, small, square window is to be introduced alongside two others $n$ the eastern elevation.
3.1 The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as an Area for Government or Department Service Purposes within a wider area of High Landscape Value and Scenic Significance. As such there is a presumption against development as set out in Environment Policies 1 and 2 and General Policy 2. There are no Strategic Plan policies which provide advice on the alteration and extension of existing nonresidential buildings. 3.2 As such, the following Strategic Plan policy is considered relevant in the absence of anything which specifically relates to the alteration of an existing rural, untraditional building and is reflective of general standards of development which should theoretically be applied to all development regardless of where it is proposed:
General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality".
4.1 The site has been the subject of a number of previous applications, none of which is considered relevant to the current application.
5.1 Patrick Parish Commissioners have no objection (16.09.20). 5.2 Highway Services have no highway interest in the application (28.08.20).
6.1 The decision maker should consider whether there is any harm from the proposal in terms of the character and appearance of the building, having regard to the historical interest of the wider site but the character and appearance of the building in question. If there is considered to be harm, it should be considered whether the benefits of the works - the provision of greater protection from the weather for those waiting to enter or leaving the building and the proposed additional window will provide more light to the interior of the building - outweigh this harm. The minor changes inside the building do not require planning approval and do not materially change the use of the building.
Yours sincerely,
Aerial images of the site - 2018
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