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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00804/B Mr Jonathan & Mrs Patricia Tatlow Conversion and erection of extension to existing out building to provide a separate dwelling and creation of associated parking and vehicular access Baldrine Manor Ballagawne Road Baldrine Isle Of Man IM4 6EP Site Address : Case Officer; Photo Taken : Site Visit: Expected Decision Level : Mr Chris Balmer 22.07.2014 22.07.2014 Planning Committee Officer's Report THE APPLICATION IS BEFORE THE PLANNING COMMITTEE MEMBERS AT THE REQUEST OF THE DEVELOPMENT CONTROL MANAGER. SITE The application site forms part of the curtilage of Baldrine Manor, Ballagawne Road, Baldrine, located west of the A2 road and north of the Ballagawne Road. Within the site is a large detached dwelling known as Baldrine Manor, which includes a detached garage block to the rear and a two storey outbuilding. The proposed works relate to this detached outbuilding, which is located adjacent to the Ballagawne Road. 1.0 1.1 1.2 The outbuilding is constructed of Manx stone throughout with a slate roof finish. 2.0 PROPOSAL The application seeks approval for conversion and erection of extension to the existing outbuilding to provide a separate dwelling and creation of associated parking and vehicular access. The applicants have advised that they have ongoing health issues and anticipate the eventual need to make provision for a housekeeper or carer. It is also likely in the interim to be utilised as a flat for their daughter and grandchild. 2.1 The submission includes the erection of a two storey extension to the northwest elevation, which would have a width of 3.8 metres, a depth of 5 metres and a ridge height of 5.5 metres. A further single storey extension would be attached to the proposed extension, this has a width of 3.8 metres, a depth of 1.7 metres and a maximum height of 4 metres (eaves 2.8 metres). The proposed works would result in a two bedroom property, with a single bathroom and an open plan kitchen/diner/lounge. 2.2 Access to the barn would be via a new access created onto the Ballagawne Road. A new hard surfaced parking and turning area are also proposed for the use of the occupants of the proposed converted barn. An internal pedestrian access/staircase would be provided, which would enable occupants/visitors of the proposed dwelling to access Baldrine Manor. 2.3 3.0 PLANNING STATUS 17 October 2014 14/00804/B Page 1 of 7
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The site is within an area of High Landscape Value not designated for development under the Isle of Man Development Plan Order 1982. The site is not located within a Conservation Area. 3.1 3.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideratlon:- 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: 3,3 (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential." 3.4 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9, and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously development land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." Housing Policy 11 states: "Conversion of existing rural buildings into dwellings may be permitted, but only where: redundancy for the original use can be established; the building is substantially intact and structurally capable of renovation; the building is of architectural, historic, or social interest; the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; 3.5 (a) (b) (c) (d) (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and the building is or can be provided with satisfactory services without unreasonable public expenditure, Such conversion must: (f) (a) where practicable and desirable, re-establish the original appearance of the building and (b) use the same materials as those in the existing building. 17 October 2014 14/00804/B Page 2 of 7
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Permission wiii not be given for the rebuiiding of ruins or the erection of repiacement buildings of simiiar or even identical form. Further extension of converted rural buiidings wiil not usualiy be permitted, since this would lead to loss or reduction of the original interest and character." 4.0 PLANNING HISTORY There are no previous planning applications which are considered relevant in the assessment and determination of this application. 4.1 4.2 Erection of an extension to dwelling house - 09/01182/B - APPROVED 4.3 Continuation of use of land for storage of plant and vehicles for arboricultural business
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6.1 The starting point for a proposal to convert an existing building/s in the countryside to dwellings would be Housing Policy 11. There are a number of criteria indicated within this policy, which any proposed development must comply with. With regard to paragraph (a) of Housing policy 11, the barn is not used in relation to agricultural (i.e. its original use) and therefore it is clearly redundant. The applicants have indicated they have commenced the previous approved scheme (06/01943/B) by the installation of windows and doors, repairing the building and generally sealing and making the structure water tight. They also confirm that a new timber floor separates the ground floor from the first floor, although the staircase was not installed, Access to the first floor is via an external ladder, accessing the doorway within the northern elevation of the building. Visiting the site it was apparent these works had been undertaken as suggested. Furthermore, from comments received previously from the DEFA this type of barn can no longer be used for modern agricultural farming either for storage of equipment or keeping of animals (animal welfare standards). It is therefore consider the redundancy has been established and conforms to Housing Policy 11. 6.2 With regard to paragraph (b), this item deals whether the building is substantially intact and structurally capable of renovation. Included in the submission is a structural report for the stone barn. In summary these reports concludes that:- 6.3 "The structure to the barn proposed for conversion into living accommodation does lend itself to conversion. The current proposals show the existing openings being employed as openings in the conversion scheme with minimises disturbance to the Manx stonework walls and is generally sympathetic to the structure overall. Periodic supervision of the works at critical stages will be necessary to ensure adherence to our engineering design." For these reasons, it is considered it is possible, and therefore complies with the policy. With regard to paragraph (c) of Housing policy 11, the existing building is a Manx stone barn which has retained its character and quality and certainly has architectural interest significant to warrant its retention. Overall, it is considered that the barn is worthy of renovation and conversion and therefore complies with Housing Policy 11. 6.4 With regard to paragraph (d) of Housing policy 11 this policy states that the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building. This is perhaps the main issue with the proposal, given the existing building is not substantial in size, having a floor area of approximately 53 square metres. Accordingly, whilst the proposed extension is fairly modest in terms of its size and appearance being 44.4 square metres, given the size of the existing the proposal would represent an 83% increase (total 97.4sqm) over the existing floor area. Generally, such percentage increase would raise concern as the extension would likely not be subordinate and would detrimentally affect the character and appearance of the original building. However, in this case the proposed works are considered to be an enhancement and would not lead to a loss or reduction of the original interest and character of the existing building. It is likely that the extension would appear subordinate from public views (mainly south west elevation) due to its proposed design and finish. The submitted plans show that the proposal would result in a modest extension, which would have two bedrooms, bathroom, and a open plan kitchen/lounge/dinner area. 6.5 6.6 Paragraph (e), questions whether the use would be compatible with adjoining established uses. The property most affected is Baldrine Manor which is within the same ownership of the applicant. In any event due to the positioning of the building and the location of windows, there would not be any overlooking or loss of privacy. There would also be an increase of traffic passing the gable end elevation of Baldrine Manor; however, it is 17 October 2014 14/00804/B Page 4 of 7
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unlikely that the level of traffic generated by this new dwelling would have a significant impact upon the occupants. 6,7 Overall, it is considered for these reasons, the introduction of a dwelling would have no significant impacts upon the occupants of Baldrine Manor, who are also the owners of both properties. 6.8 The final Issue relates to whether the building is or can be provided with satisfactory sen/ices without unreasonable public expenditure. The applicant has indicated that services already exist and therefore comply with this aspect of Housing Policy 11. In relation to comments received by the Senior Biodiversity Officer of DEFA in relation to bats, the applicants whilst not objecting to a bat survey being undertaken if required, they do highlight that the comments from the Officer appear more general, relating to a barn which is dilapidated with areas of access due to damaged roofs, unglazed windows and open doors and holes. As indicated within paragraph 6.2, the property has been made water tight with repairs and installation to windows and doors, which appear to have been undertaken a number of years ago. Visiting the site, there did not appear to be any wildlife interest within the building, Accordingly, it is not considered a condition is necessary. 6.9 6.10 The proposal includes the creation of a new access which would only serve the new dwelling. A new parking/turning area is included, again which would serve the proposed dwelling. This will involve some alteration to the existing roadside boundary wail and the remove of a total of 6 semi-mature trees (already have approval (tree felling licence) by DEFA to remove 4 Sycamore and 2 Ash) to provide the required visibility splays of 2,4 x 18 metres in bother directions and ensuring nothing within these sightlines must not be above 1.05 metres in height. The applicants are happy to replant new trees/landscaping along the roadside. This can be undertaken by a landscape condition being attached to any approval. Overall, whilst the loss of the roadside trees is not ideal, they are not of any special interest and with appropriate new trees/landscaping being planted along the roadside boundary, it is considered the visual impact in the medium to long term will be acceptable. 7.0 RECOMMENDATION Overall, it is considered the proposal would comply with General Policy 3, Environment Policy 2 and Housing Policy 11 of the Isle of Man Strategic Plan and therefore it is recommended that the application be approved. 7.1 8.0 PARTY STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application; the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, DEFA - Senior Biodiversity Officer and the Local Authority In whose district the land the subject of the application sits. 8.2 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: Manx Utilities Authority - ELECTRICITY Recommendation 17 October 2014 14/00804/B Page 5 of 7
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Recommended Decision: Permitted Date of Recommendation: 17.10.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R ; Reasons for refusal 0 ; Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. C2. Prior to the occupation of the approved dwelling the new access, parking/turning areas as shown on drawing 232.2.7 are to be completed and retained thereafter. Reason; To ensure that sufficient provision is made for off-street parking in the interests of highway safety. C 3. The approved access is required to have sightfines of 2.4 x 18 metres in bother directions and nothing within these sightlines must not be above 1.05 metres in height and retained thereafter. Reason: In the interests of highway safety. C4. TTie driveway/parking/turning area is required to be finished in a dark colour and retained thereafter. Reason: In the interests of visual amenities of the area. C5. No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Planning Department and these works shall be carried out as approved. Details of the soft landscaping works include planting along the roadside and within the site. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development. 17 October 2014 14/00804/B Page 6 of 7
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This approval relates to drawings reference number 232.2.1, 232.2.2, 232.2.3, 232.2.4, 232.2.5, 232.2,6, 232,2.7, 232.2.8 and 232.2.9 received on 9th July 2014. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority. Decision Made : Committee Meeting Date: Signed :... Presenting Officer Further to the decision of the Committee an additionai report/condition reason is required. Signing officer to delete 3s appropriate YES/NO 17 October 2014 14/00804/B Page 7 of 7
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