Loading document...
Application No.: 15/01131/B Applicant: Mr Richard Morris Proposal: Alterations and erection of attached garage with living space above to approved renovation and extension of existing barn to form a dwelling Site Address: The Barn Ballig Farm West Baldwin Isle Of Man IM4 5EU Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site comprises land located on the western side of the West Baldwin Road in Braddan known as The Barn, Ballig Farm.
2.0 PROPOSAL - 2.1 The proposed development comprises the alterations and erection of an attached garage with living space above and renovation and extension of existing barn to form a dwelling within the application site. This application if approved will supercede the previous approvals, as this application relates to the development in its entirety as it was not clear if the previous approvals had been commenced. - 2.2 The proposed garage is 7.7m x 7.4m, 3.5m to the eaves and 6.1m to the ridge, consisting of two garage spaces and recreation room above with two patio doors leading to the garden and onto a patio area with glass balustrading. - 2.3 There is a difference in ground levels which also involves the erection of a retaining wall, this profile has changed from the 2011 approval and is now less of a gradual incline and more vertical steeper incline, with some levelling across the lower level of the site and more re-profiling on the south west elevation. - 2.4 The application also includes soakaways and biodisc plant.
3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a number of previous planning applications and has planning approval for the conversion of the existing buildings into residential accommodation. In 1997 (97/00811/A), 1999 (99/01022), 2005 (05/00331/B) and in 2006 (06/00628/B). In 2009 (09/01762/B) permission was given for the erection of sunroom, which was previously to be a conservatory.
3.2 There have been two previous planning applications (08/01895/B and 09/00538/B) for a garage and workshop building within the application site. Both of these were refused on the basis of excessive size and insufficient detail within the planning applications. - 3.3 In 2011 (11/00179/B) planning permission was given for the erection of a detached garage. This garage was 7.1 x 7.4m, 3.5m to the eaves 6.1m to ridge, consisting of two garage space and attic storage above.
4.0 REPRESENTATIONS - 4.1 Braddan Parish Commissioners have no objections to the planning application. 19.10.2015. - 4.2 The Department of Infrastructure Highways Division do not oppose the planning application. 19.10.15. - 4.3 Manx Utilities object to the proposed position of the garage due to its positioning under the low voltage overhead line and require the applicant to contact them to discuss working practices around cables. 26.10.15.
5.0 PLANNING POLICY - 5.1 In terms of land use designation, it has previously been noted that due to differences in scale it is somewhat difficult to precisely locate the application site on the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991. However, it was concluded that the application site is located within land that is designated as wood under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991. There is no reason to consider that this has changed. Planning Circular 6/91, the written statement that accompanies the local plan, contains one policy that is considered specifically material to the assessment of the planning application. Policy 13.3 states: "The rural areas of Braddan Parish District will be designated as being of high landscape value. As part of this policy it is essential that the important tree groups and woodland within the parish be subject to a maintenance and management scheme that will include underplanting as and when necessary." - 5.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application: - 5.3 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
5.4 Environment Policy 3 states: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value." - 5.5 Housing Policy 11 Conversion of existing rural building into dwellings may be permitted, but only where:
Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even, identical, form.
Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character.
6.0 ASSESSMENT - 6.1 The planning application seeks planning approval for the whole of the development consisting of Renovation and conversion of existing buildings to a dwelling, with erection of an attached garage, including the creation of a patio area with glass balustrading. - 6.2 As can be seen from the planning history this site has an extensive array of previous approvals and refusals. This application brings all the previous approvals under one application, with the previous approvals incorporated into this one, with the main exception being the garage and associated works which is different. - 6.3 The garage is now proposed to be attached by a link at the ground floor into the utility room and due to the differences in ground levels at first floor level by a patio with balustrading. These plans also show a further excavation/levelling on the site most notably on the south west elevation, and the main two storey element of the building, which will give the appearance of the building being higher, increasing the height of the building from the current and proposed ground levels from 6.8 to 7.6m, a difference of around 0.8m. From the plans it is evident that the lower ground level is being modified and being more levelled throughout/across the site. - 6.4 It is considered that the proposed levelling has no significant harm to the site or its position within the countryside and is therefore considered acceptable and would not harm the character and quality of the landscape. - 6.5 The newest addition is the proposed attached garage is located adjacent to the barn building and is now part set into the natural slope found on site which is to become less natural. Issues such as levels and trees have been clarified with the applicant. The Foresters have recommended a tree protection condition which has been imposed. - 6.6 The proposed building has a marginally larger footprint than the previous approval and all other dimensions remain the same. There are some changes to the elevations with the introduction of patio doors into each side of the upper floor recreation room (above the garage parking). The previous garage was considered to be a reasonable expectation with the residential development subject to it being of an appropriately subordinate scale, which is was considered to be. In this instance the proposal with the proposed changes is considered to be of a suitable scale and would not harm the character and quality of the landscape.
6.7 As a result, it is concluded that the planning application does not conflict with Environment Policies 2 and 3 or Housing Policy 11 of the Isle of Man Strategic Plan 2007.
7.0 RECOMMENDATION - 7.1 It is recommended that the planning application be approved.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
8.3 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
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.
Reason: To control future development on the site and to safeguard the residential character and amenities of the area
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.
Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
This approval relates to Plan numbers Ballig 15/01 and Ballig Barn 09/02 both date stamped as received on 8 October 2015.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 21.01.2016 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal
View as Markdown