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The application site comprises the curtilage of Well House, also known as Virginia Barn, which is a stone dwelling with attached garage (see planning history below) situated on the northern side of the AA23 Top Road between the Strang and Crosby, Braddan. The site has a stone wall bounding the main road with hedge atop. The building is partly screened but visible from the road.
The proposed development comprises alterations and erection of extensions to the dwelling contained within the application site.
The application site has been the subject of the following planning applications:
PA 09/00472/B - Alterations and extensions to dwelling (comprising amendments to PA 06/00811B)<br/>Status - Permitted
PA 06/00811/B - Demolition of existing detached garage and erection of a two storey extension, erection of a replacement attached double garage, installation of replacement windows and entrance gate<br/>Status - Permitted
PA 97/02208/B - Erection of garage to rear of dwelling, Well House, Mount Rule, Braddan.<br/>Status - Permitted PA 96/01337/B - Erection of a detached double garage, Well House, Mount Rule, Braddan.<br/>Status - Refused at Appeal PA 95/01342/B - Erection of a garage/store, Well House, Mount Rule, Braddan.<br/>Status - Refused at Appeal PA 95/01046/B - Erection of porch, Virginia Barn, Mount Rule, Braddan.<br/>Status - Application Permitted on Review
PA 94/00683/C - Change of use from horticultural unit to residential unit, Virginia Barn, Mount Rule, Braddan. Status - Approved at Appeal
PA 93/00451/B - Provision of 2 polytunnels & free-range chicken unit, field to rear of Ballaclucas, Marown (to be considered in conjunction with P.A. 93/0450). Status - Permitted
PA 93/00450/B - Alterations to provide horticultural unit, Virginia Barn, Mount Rule, Braddan (to be considered in conjunction with P.A. 93/0451). Status - Permitted
PA 92/00964/A - Approval in principle for erection of 2 polytunnel units & chicken shed, Field 7173 (842), Ballaclucas, Marown. Status - Permitted
PA 91/01770/B - Renovation and extension of barn to create horticultural unit with associated living accommodation, Virginia Barn, Mount Rule, Braddan. Status - Refused at Appeal
PA 91/00235/A - Approval in principle for erection of dwelling with garage, part Field No. 9263, near Ballaclucas, Braddan - no decision registered
PA 89/00134/A - Approval in principle to conversion of barn to private residence, Part of Field No. 9263, Virginia Farm, Main Road, Mount Rule, Braddan Status - Refused at Appeal
REPRESENTATIONS
The Department of Infrastructure Highways Division do not oppose the planning application.
The owner and/or occupant of Glebe Cottage, which is located in Maughold, express an interest in the planning application. They comment on the restriction on extensions following the conversion of barns to living accommodation but make no reference to the earlier planning applications for extensions to the property.
The owner and/or occupant of 33 Ballaquark, which is located in Douglas, express an interest in the planning application. They comment on the restriction on extensions following the conversion of barns to living accommodation but make no reference to the earlier planning applications for extensions to the property.
The application site is located within a wider area of land designated as i) open space under the Braddan Local Plan; and ii) high landscape value and scenic significance under the Braddan Plan of 1991.
The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. Housing Policy 11 states:
"Conversion of existing rural buildings into dwellings may be permitted, but only where:
Such conversion must:
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."
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 12.11.2010 |
| Conditions and Notes for Approval / Reasons and Notes for Refusal | |
| C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : 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 the location plan and drawing no. AT986.2 rev. 1 date stamped the 8th October 2010. | |
| I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : 30.11.2010 Signed : Senior Planning Officer |
The planning application seeks planning approval for the alteration and extension of the dwelling contained within the application site. The proposal is basically an amended version of the planning approval recently granted under PA 09/0472 for alterations and extensions, which, in turn was an amendment to the earlier planning approval granted under PA 06/0811. The changes to the scheme include extension of the extension, by 1.5m. The side of the chimney is illustrated as rendered but this may be an error as the rest of this is stone faced. The extension is on the elevation furthest from and not facing the road.
The dwelling was formed through the conversion of a barn in 1994 following a number of refusals. Similarly a garage was added in 1997 following two refusals. Permission was then granted for an extension of the premises in 2006 including the demolition of the existing attached garage, construction of an extension in its place and the construction of a new garage. This decision is a pertinent consideration and whilst Housing Policy 11 states "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", permission has clearly been granted for the majority of what is proposed here. The impact of the proposed development on the character of the converted building and surrounding area is considered to be acceptable.
It is recommended that the planning application be approved.
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; The owner and/or occupant of Glebe Cottage; and The owner and/or occupant of 33 Ballaquark.
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