22 January 2016 · Senior Planning Officer (Chris Balmer)
The Barn Ballig Farm, West Baldwin, Isle Of Man, IM4 5eu
The proposal involves renovating and extending an existing barn to form a dwelling, plus adding an attached garage (7.7m x 7.4m, 3.5m eaves, 6.1m ridge) with a recreation room above, patio doors, glass balustrading, site levelling, retaining wall, soakaways, and biodisc plant.
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The officer noted the site's extensive planning history with prior approvals for barn conversion and a detached garage, but refusals for larger garage proposals due to excessive size.
Policy 13.3 (Braddan Parish District Local Plan)
Designates rural areas as high landscape value requiring maintenance of tree groups and woodland. The site is within designated woodland, but the officer assessed the proposal as not harming landscape character due to subordinate scale and acceptable levelling.
Environment Policy 2
Protects Areas of High Landscape Value unless no harm to character or essential location. Officer concluded the garage and levelling would not harm landscape character or quality, despite high landscape value location.
Environment Policy 3
Prohibits development causing unacceptable loss or damage to woodland. Proposal accepted with tree protection conditions to safeguard existing trees.
Housing Policy 11
Permits rural building conversions if redundant, structurally sound, of interest, suitable size with modest extensions not harming character. Further extensions not usually permitted, but this garage addition deemed subordinate and acceptable given prior approvals.
Time limit
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.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken in accordance with Part 2 of schedule 1 of the Order at any time, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control future development on the site and to safeguard the residential character and amenities of the area.
Landscaping scheme
No development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of all new walls, fences and other boundary treatment and finished ground levels; a planting specification to include [numbers, density, size, species and positions of all new trees and shrubs]; the location of grassed areas details of the hard surface treatment of the open parts of the site and a programme of implementation. All hard and soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. All hard landscape works shall be permanently retained in accordance with the approved details. Reason: To ensure the provision of an appropriate landscape setting to the development.
Tree protective fencing
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees to be indicated on plans to be first submitted to and approved in writing by the Department. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
Tree and hedge retention
The existing trees and hedges shall be retained in accordance with the approved details. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
no objections
do not oppose the planning application
Braddan Parish Commissioners and DOI Highways have no objections to the application, while Manx Utilities objects due to the proposed garage being under a low voltage overhead line.
Key concern: proposed position of the garage building which will be under low voltage overhead line
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications:; PA15/01131 - Mr R J Morris – Alterations & erection of attached garage with living space above to approved renovation & extension of existing barn to form dwelling – The Barn, Ballig Farm, West Baldwin
Manx Utilities
ObjectionThere is a low voltage overhead line, in the area of this planning application. We object to the proposed position of the garage building which will be under this overhead line.; We require that the applicant contacts our Network Operations Department, Manx Utilities Authority, (t: 687687) to discuss working practices around cables which may be required to be diverted before any work can be carried out on site.
Conditions requested: applicant contacts our Network Operations Department, Manx Utilities Authority, (t: 687687) to discuss working practices around cables which may be required to be diverted before any work can be carried out on site
DOI Highways
No ObjectionHighway Services Comment: Do not oppose; Conditions (if any)
