Officer Planning Report

Planning Report And Recommendations {{table:284840}} ### Considerations {{table:284837}} ### Written Representations ### Consultations {{table:284838}} {{table:284839}}

Officer's Report

Description Of Application Site

• The application site relates to Ballig Farm, which is north of Ballacraine Crossroads.
• The property is an ex-barn and is being converted to provide residential accommodation. Also an extension has been built as part of the barn conversion
• The application site is situated on the western side of the A3.
• To the north of the application site is a single width lane leading to Tynwald Mills. The site is in a elevated position above this road.

Proposal

• The proposal is to erect a two storey side extension.
• The extension will project 4.31m to the north of the property and will be 5.1m in width.
• The height of the extension will be 7.1m to the ridge
• Facing and roofing materials to match the existing

Relevant Planning History

• 05/00471/B - Conversion of an existing two storey barn into a dwelling including demolition of a lean to beam and pole barn and an extension to barn to one side including raising of ground level at vehicular entrance off A3 - granted 7th July 2005
• The extension approved measure 5.74m width x 10.15m length x 7.6m height.
• 03/00057/A - Approval in principle for the erection of agricultural retirement dwelling - refused at review 26.06.2003

Development Plan Policies

• Isle of Man Planning Scheme (Development Plan) Order 1982
• Planning Circular 3/89 - Renovation of building in the countryside
• Isle of Man Strategic Plan (Modified Draft) 2004; GP3, HP15

Statutory Consultation Responses

• German Parish Commissioners have no objection to the application
• Highways Division of DoT - No comments received

Public Responses

• Press notice were posted on 9.01.06
• No representations have been received.

Issues

• In 2005, an application was submitted for the conversion and extension of the existing barn. The extension is a duplication of the existing barn in terms of size and design. This was granted planning permission on 7th July 2005. The approval has been implemented but is currently in an unfinished state pending the outcome of this current application.
• The starting point in determining this application is Planning Circular 3/89 - Renovation of buildings in the countryside. Paragraph 4 of the Circular states that (Extension of modest and appropriate scale may be permitted for the provision of essential facilities if shown to be impracticable within the existing building and a requirement of the Building Byelaws. Such an extension would have to be of design and materials to match the existing building. No subsequent extension would be permitted.)
• The development approved under PA 05/471 included an extension of the barn which, in essence, doubled the apparent mass. Whilst the extension is sympathetic in terms of form and materials, the original scale and size of the barn has now been much changed.
• The further extension now proposed would add to this change, but would itself be of subordinate mass compared with both the approved extension and, of course, the composite approved building.
• In form, and external finishes, the extension would match the approved building. The north-facing window (shown on the incorrectly-annotated "South Elevation") would be un-barn-like in character, but nicely adapted to the gable and of interesting appearance.
• Impact from the main road would be limited, since the building is set well below road level, but the building would be visible from the road to Tynwald Mills, north-west of the site.
• It is understood that Mr. Faragher is seriously ill, and that the room is intended principally for his use as a day-room. This personal need is necessarily transient, but regard should be had thereto.
• In respect of the impact on Minevra House, the application site is set to the east of the neighbouring property. The extension will be in an elevated position above the neighbouring property. The extension will be set 150m away from the boundary of the neighbouring property. The recently built has a window on the side elevation facing the neighbouring property. The current application also proposes a window in the same elevation. I do not consider the proposal will cause any further impact from overlooking than what has previously been approved. I do not consider the extension will cause any impact from overshadowing due to the distances involved between the extension and the boundary of the neighbouring property.

Conclusion

This is a closely balanced judgement, since there is, on the one hand a breach of published planning policy, but, on the other hand, only modest visual impact. Judgement of the visual impact is also a rather subjective matter, but, having regard to the limited visual impact, the subordinate scale, and the previous approval (which has resulted in our rather losing the sense of barn-conversion), and also noting that applicants' personal circumstances, I recommend that the policy objection should be set aside and that approval is granted.

(1) SC 1 (2) The windows must be set on concrete sub-cills and on a reveal of at least 0.15m

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 20.03.2006

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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. The windows must be set on concrete sub-cills and on a reveal of at least 0.15m

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date :

Signed : M. I. McCauley Director of Planning and Building Control