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Government Saillye Ellen Vanase
GCA Architects Carmodil Beg Studio Glen Road Ballaugh Isle Of Man IM7 5JD
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr Vince & Mrs Nerys Roberts, Ref 13/00592/B, for the amendments to approved alterations and extensions to dwelling (PA's 10/00179B and 11/00799B, retrospective) including the erection of pitched roof to the existing garage and Tholtan/Barn and re-roofing and repair of the existing 2 storey barn at Ballacurn Keil House Ballacurn Road Ballaugh Isle Of Man IM7 5EU subject to compliance with the following condition(s):
Date of Issue: 7th October 2013
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website http://www.gov.im/categories/planning-and-building-control/planning-development-control/planning-decisions-and-powers-of-appeal/
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later.
If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF
Tel (01624 685950) email; [email protected]
13/00592/B
| Application No. : | 13 / 00592 / B | | :-- | :-- | | Applicant : | Mr Vince & Mrs Nerys Roberts | | Proposal : | Amendments to approved alterations and extensions to dwelling | | | (PA's 10/00179B and 11/00799B, retrospective) including the | | | erection of pitched roof to the existing garage and Tholtan/Barn | | | and re-roofing and repair of the existing 2 storey barn | | Site Address : | Ballacurn Keil House | | | Ballacurn Road | | | Ballaugh | | | Isle Of Man | | | IM7 5EU |
Case Officer : Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
1.0 SITE 1.1 The application site forms the residential curtilage of Ballacurn Keil House, Ballacurn Road, Ballaugh which is a two storey detached property, located on the western side of the Ballacurn Road, and southeast of the Ballaugh Village.
2.1 The application seeks approval for amendments to approved alterations and extensions to dwelling (PAs 10/00179B and 11/00799B, retrospective) including the erection of pitched roof to the existing garage and Tholtan/Barn and re-roofing and repair of the existing 2 storey barn. 2.2 Firstly, it should be noted the works to the dwelling have been undertaken and approved under previously applications are complete. Consequently, this application does not need to be re-considered the extensions as of the two previous applications, it is only minor alterations which have been undertaken retrospectively. These alterations include: a) fenestration alterations and design to all elevations except the north west elevations; b) the alteration from a lean to roof to a flat roof with roof lantern over the single storey link infilling between the two, two storey gable end extensions to the north west elevation; c) installation of a gable end at first floor level of south west elevation. 2.3 In relation to the garage and the tholtan the application only seeks approval for the retrospective works which result in the provision of a pitched roof on each building. The application also seeks approval for the re-roofing and repair of the existing 2 storey barn. No permission is sought for additional usage of these buildings.
3.1 The application site is within an area recognised as being an area of "white land", under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. 3.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
Housing Policy 15 states: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50 % of the existing building in terms of floor space (measured externally)."
4.1 The following planning application is considered relevant in the assessment and determination of this application:- 4.2 Alterations and erection of extensions to dwelling house - 10/00179/B - APPROVED 4.3 Erection of an extension to dwelling - 11/00799/B - APPROVED
5.1 Ballaugh Parish Commissioners have no objection. 5.2 The Highways Division do not oppose the application as there are no traffic management, parking or road safety implications. 5.3 The Authority has received an objection from the owners/occupants of Bishop's Demesne, Ballaugh which can be summarised as; objection to the two pitches roofs being put on the former garage and shed (tholtan) which now constitute a substantial visual impact amounting to suburbanisation in a hitherto desolate rural area; the site originally consisted of a Manx farmhouse, barn, garage and shed all of which melded into the landscape, but with the considerable extensions of the house plus new conservatory the property is highly visible from some distance away in all directions and any further development will simply be overdevelopment of the site amounting to loss of amenity. 5.4 The Authority has received an objection from Oathaven Limited (the owners/occupants of freehold farmland immediately adjacent to the buildings) which can be summarised as; land adjacent to the site is used for the purpose of pig rearing, it is our belief that any extension of planning permission may give rise to a claim for extension of residential use and consequently may conflict between farming and public health interests; and no provision within the application for drainage form the new pitched roofs and will damage to livestock.
6.1 For the extension or alteration of traditional properties Housing Policy 15 indicates that permission will only be granted where these respect the proportion, form and appearance of the existing property. The tholtan and the garage building are likely to have had a pitched roof above when they were originally constructed, similar to what is now proposed. The photographs clearly show that more modern works had been undertaken to erect flat roofs on each building. Notwithstanding this, the proposed works to erect a pitched roof above each building is considered to be an appropriate form of development and in keeping with the buildings. The neighbours are correct when they indicate that the works have resulted in the buildings being more apparent - the alterations to the dwelling and the roofing on the outbuildings (there are no conservatories on the garage as suggested in the objection) but the design, form and finish would not result in a significant visual impact to the amenities of the countryside. In relation to potential impacts upon the residential amenities of Bishop's Demesne, it is noted that the garage and tholtan buildings are approximately 180 metres away. Given the distance, landscaping between and given the increase in the height of the existing building is modest, it is not considered that the works have a significant impact upon the residential amenities (loss of light, overbearing impact upon outlook and/or overlooking) to warrant a refusal.
6.2 The amended works to the dwelling are small alterations which fit with the traditional nature of the property. The works neither have any impact upon public or private amenities. 6.2 In relation to the re-roofing works to the barn, these have been undertaken in a traditional manner and have replicated how the original slate roofing would appear.
7.1 In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the development would be acceptable to the Isle of Man Strategic Plan (June 2007).
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Ballaugh Commissioners Oathaven Limited (the owners/occupants of freehold farmland immediately adjacent to the buildings) 8.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. 8.3 It is considered that the following do not meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should not be afforded interested party status:
Owners/occupants of Bishop's Demesne, Ballaugh
Recommended Decision: Permitted
Date of 02.10.2013
Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with plan 437-2J received on 19th August 2013.
C 3. The roof(s) must be finished in dark natural slate.
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 : 2013.01.13
Determining officer (delete as appropriate) Signed : \qquad Sarah Corlett Senior Planning Officer Signed : \qquad Senior Planning Officer Signed : \qquad Michael Gallagher Signed : \qquad Jennifer Chance Director of Planning and Building Control Development Control Manager
PA13/00592/B Mr Vince & Mrs Nerys Roberts Amendments to approved alterations and extensions to dwelling (PA's 10/00179B and 11/00799B, retrospective) including the re-roofing and repair of tholtans and barn, Ballacurn Keil House Ballacurn Road Ballaugh Isle Of Man IM7 5EU Planning Officer:
Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 20.05.2013, includes;
Dev Control Polygons: Reference Number: 11/00799/B Status: Permitted Proposal: Erection of an extension to dwelling Reference Number: 10/00179/B Status: Permitted Proposal: Alterations and erection of extensions to dwelling house
BC Case Polygon: Reference Number: 10/07430/DEX BC Case Status: Building Work Started Proposal: Alterations and extensions to create additional living accommodation including 2 storey extension consisting of breakfast kitchen, utility & cloakroom, and bathroom, bedroom, en-suite / dressing room, garden room & porch
PLanning Enforce: Reference: 12/00239/COMP Status: Pending Consideration Nature of Enforcement: Alleged unauthorised development to outbuildings and deviation of approved plans 11/00799/B and 10 / 00179 / B
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