Loading document...
Application No.: 09/01406/REM Applicant: Mr \& Mrs Smith Proposal: Reserved Matters application for the conversion of existing barn into a storage and packing facility for a small business Site Address: The Old Parsonage St. Judes Isle Of Man IM7 2EW ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Andreas Parish Commissioners Notes: No objection Consultee : Wildlife \& Conservation Officer Notes: Comments received
SITE The application site forms the residential curtilage of The Old Parsonage, St. Judes, which is a large two storey detached property which is located on the northern side of the A13 road, and east of the St. Judes Crossroads.
The application site is within an area recognised as being an area of 'woodland' under the adopted Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; or within an area zoned as High Landscape or Coastal Value and Scenic Significance.
The following planning applications are considered relevant in the assessment and determination of this application:-
Approval in principle for the conversion of existing barn into a storage and packing facility for a small business - 07/01622/A - APPROVED
PROPOSAL
The application seeks approval for the Reserved Matters application for the conversion of existing barn into a storage and packing facility for a small business.
REPRESENTATIONS
Andreas Parish Commissioners:-
"No objection."
Highways Division:-
"Has no traffic management, parking or road safety implications."
Wildlife & Conservation Officer has indicated that a bat surveys has been undertaken and a roost of brown long-eared bats have been found, therefore if the application is acceptable a number of conditions should be attached.
The authority has received no written representations objecting to the proposal. ASSESSMENT / RECOMMENDATION The proposed use of the barn for a business has been established due to the previous approval.
As was indicated at the approval in principle stage the business is a small family business comprising of Mr and Mrs Smith. The business represents manufactures of precision satellite navigation and survey equipment for the survey, scientific and renewable energy markets. This is a niche specialist market and the equipment is not applicable to the retail market. The business will therefore not generate any traffic from the public or customers. They are not involved in any manufacturing. Sales are conducted by way of phone, internet, through distributors, visits to customers advertising, referrals from manufactures and attending exhibitions. The operation from the proposed premises is essential involved with admin. The business would generate one full-time member of staff, working from 9-5.30, to assist with admin. They do not own or store any commercial vehicles. Their imports and exports are carried via air freight and we envisage a (DHL or similar) courier delivery/collection every other day only.
Regarding the reserved matters the application provides full details of the conversion which include a modest extension to the north and west elevations. The north extension replaces an existing single storey out rigger, which in terms of design and massing is almost identical and therefore unobjectionable.
The western extension has a projection of 5 metres, 4.1 metres and a ridge height of 3.6 metres. The proposal would have a hipped roof similar in design to the main building. The fenestration to the northern and southern elevation consists of French Doors with glazing bar configuration. Overall, it is considered the design, size and massing would be appropriate and in keeping with the existing property.
With regard to the impact when viewed from the public highway the proposal would not be readily apparent, given the distance and boundary treatment along the southern boundary of the site which act as a natural barrier.
The applicant has also submitted a structural survey which concludes:-
"Our overall structural assessment is that the building and existing openings are sound for reuse / conversion and will require only minimal upgrading of the fabric. It is our opinion that new openings
22 October 2009
09/01406/REM
can be created and matched in sympathetically without affecting the existing structural integrity of the building."
Therefore it is considered the building is capable of conversion without affecting the character or structure stability.
Regarding the impacts upon the bats, the applicants have already been in discussion with the Wildlife \& Conservation Officer and the design of the scheme relates to these discussions (roof space). It is consider with an advisor note that recommends the applicant have further discussion with the Wildlife \& Conservation Officer, to ensure the protection of the bats, this will help to ensure no significant harm to the bats/roost would occur.
With regard to parking the site can accommodate at least five off street parking spaces, which is considered appropriate for the existing dwelling and the proposed usage of the business. The Highway Division have no objection.
In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007).
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:-
Department of Transport Highways Division Andreas Parish Commissioners Wildlife \& Conservation Officer (DAFF)
Recommended Decision: Permitted
Date of Recommendation: 20.10.2009
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 Reserved Matters application for the conversion of existing barn into a storage and packing facility for a small business operated by occupiers of the residential property The Old Parsonage as proposed in the submitted documents and drawings PLAN A and 41402 all received on 21st August 2009.
C 3. A method statement detailing measures to protect bats must be submitted to and approved in writing to the Planning Authority prior to the commencement of any work. For the avoidance of doubt, no works affecting the bat roost or roosting bats must be undertaken within the 1st September - 15th May period inclusive.
C 4. No advertisement matter of any description shall be exhibited on these premises without the PRIOR written permission of the Planning Authority.
C 5. The building may be used for storage and packing purposes only and in association with the business operated by Mr A Smith and Mrs L Smith, for such time as they are resident at The Old Parsonage, and by no other.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : Signed : Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal
View as Markdown