Renovation of original farmhouse and conversion of barn and outbuildings, including extensions, to form a single dwelling with ancillary buildings (comprising amendments to PA 09/00597/B)
Site Address:
Ballairgey Abbeylands Isle Of Man IM4 5EE
Case Officer:
Mr A Holmes
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
The Application Site
The application site is located to the east of the B21, in the Abbeylands area of Onchan. Access is from the Abbeylands Road via a lane that leads to a fork, the northern branch of which eventually becomes a right of way. The north-western fork is also a right of way and leads past the farmhouse and onto East Baldwin. The site lies between the East Baldwin Valley and Abbeylands, to the north-west of the village of Onchan.
The Proposal
The proposal comprises the renovation of original farmhouse and conversion of barn and outbuildings, including extensions, to form a single dwelling with ancillary buildings. The planning application is submitted as an amendment to previously approved planning application 09/00597/B. The development approved under previous planning application 09/00597/B has been largely implemented, the current planning application seeks planning approval for some changes to that previous planning approval.
To fully understand the differences between what was previously approved and what is now proposed it is useful to compare the relevant drawings from each file. The main changes between the previous approval and the current proposal are:
The addition of a balcony onto the swimming pool building;
Changes to the detailing around the entrance to the main part of the dwelling;
Changes in fenestration details and doors on a number of elevations;
Change in the external appearance of the pool building, including the removal of the previously approved roof lantern; and
Change to a previously approved conservatory feature.
Planning History
The application site has been the subject of a number of previous planning applications, the following of which are considered specifically material to the assessment of this current planning application:
Planning application 97/2114 sought approval for the erection of an agricultural workers dwelling to replace derelict farm house, Ballairgey Farm, Abbeylands, Onchan. This application was initially approved on the 29th May 1998.
Planning application 99/02051/B sought approval for the erection of a replacement farmhouse, Ballairgey, Abbeylands, Onchan. This application was initially refused on the 5th September 2000.
Planning application 01/02413/A sought approval in principle for the erection of a dwelling to replace the former farmhouse and barn, Ballairgey, Abbeylands, Onchan. This application was initially refused on the 10th April 2002. The initial refusal was confirmed at review, with the review refusal decision notice issued on the 18th June 2002.
Planning application 02/02135/A sought approval in principle for the refurbishment of the derelict farmhouse and barn, Ballairgey, Abbeylands, Onchan. This application was initially approved on the 25th March 2003. The initial approval was reversed at review, with the review refusal decision notice issued on the 23rd May 2003. At appeal the Minister subsequently accepted the recommendation of the appointed Planning Inspector and approved the application on the 2nd September 2003.
Planning application 04/02587/B sought approval for part demolition and then reconstruction and extension of existing outbuilding to initially form temporary living accommodation and then conversion to office, workshop and store, Ballairgey, Abbeylands, Onchan. This application was initially refused on the 22nd March 2005. The initial refusal was confirmed at review, with the review refusal decision notice issued on the 12th May 2005.
Planning application 05/01511/B sought approval for the renovation and conversion of a barn and the reconstruction of the original farmhouse and outbuildings to form a single private residence with ancillary buildings, Ballairgey Farm, Abbeylands, Onchan. Following discussion with the applicant this application was withdrawn prior to any decision being made.
Planning application 05/92398/B sought approval for the renovation of the original farmhouse and the conversion of a barn and outbuildings to form a single private residence with ancillary buildings (re-submission to PA 05/01511/B), Ballairgey Farm, Abbeylands, Onchan. This previous planning application was approved on the 6th April 2006.
Planning application 09/00597/B sought approval for the renovation of original farmhouse and conversion of a barn and outbuildings, including extensions, to form a single dwelling with ancillary buildings, Ballairgey Farm, Abbeylands, Onchan. This previous planning application was approved on the 27th July 2009.
Planning Policy
In terms of local plan policy, the application site is located within a wider area of land that is designated as Open Space (Woodland) under the Onchan Local Plan. There are no policies within the Onchan Local Plan that are considered to be specifically relevant to the assessment of this current planning application.
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:
Housing Policy 4 states:
"New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
(a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
(b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
(c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14." 16. Housing Policy 13 states: "In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost. Where:
(a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and
(b) there is an existing, usable track from the highway; and where
(c) a supply of fresh potable water and of electricity can be made available from existing services within the highway. This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in (a) above, or for the erection of replacement buildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (i.e. in terms of floor space measured externally, the extension measures less than of that of the original)."
Representations
Onchan District Commissioners have no objections to the planning application.
The Department of Infrastructure Highways Division do not oppose the planning application.
Assessment
The general principle and overriding form of the proposed development has been established by previously approved planning application 09/00597/B. As stated earlier in this report the development approved by this previous planning application has commenced and the majority of the development has been completed. The planning application effectively seeks planning approval for the changes outlined within the proposal section of this report. Whilst the number of changes is not insignificant they do not significant change the appearance and design of the overall development. The impact on public amenity is concluded to be acceptable. There is no discernible impact on private amenity, highway safety or any other obvious material planning consideration.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Onchan District Commissioners.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 20.07.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s 620, 621, 624, 625, 626, 627 and 628 date stamped the 19th June 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chnice Development Control Manager
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