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The site represents the curtilage of a group of stone outbuildings located off the minor lane from the Ballavale Road (B26). The site accommodates two stone buildings, both L-shaped and together providing a courtyard of outbuildings. These were formally part of the larger holding of Ballavale Farm whose farmhouse, which lies to the east of the site, is the subject of a current application to remove the agricultural tie (PA 06/92142). The buildings are easily visible from the railway line to the south.
The site lies within an area of an Area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982.
Planning permission was granted for the conversion of the existing outbuildings to residential accommodation under the following applications:
Now proposed is the conversion of the existing buildings to residential accommodation as generally shown and approved under PA 05/1006 although a section of the building is to be re-built. This is the southern section of the east wing. The applicant’s agent suggests that his client is going to considerable expense to retain the remainder of the building.
The engineer’s report accompanying the application suggests that the walls of the east wing are in particularly poor condition with a pronounced lean in excess of 100mm and a large bulge on the east-facing wall. The walls are out of plumb and are not structurally suitable for retention in the conversion and represents a serious health and safety risk. They also points out that there is a bulge in the west wing where it adjoins the east wing (I think it means the eastern end of the northern elevation of the southern wing) and what this is also likely to collapse during work. The applicant’s architect suggests that these structural problems have been encountered during the stripping off of vegetation and stripping out of the buildings. He acknowledges that re-building of existing fabric is contrary to the prevailing policies (Planning Circular 3/89).
The scheme largely respects that approval granted under PA 05/1006 except for the lowering of eaves levels in certain parts of the complex (which isn’t unacceptable) and the addition of a balcony and different balustrading on the balcony.
The previous plans - 05/1006 and 04/00624 have both proposed the rebuilding of the southern elevation of the southern wing. This effectively means that, if the engineer’s advice is correct regarding the part of the southern wing adjoining the eastern wing, the outer wall from a third of the way down the eastern wing, all the way through to the end part of the southern wing will be removed and internally the southern part of the eastern wing and the eastern part of the southern wing would be removed. I would be surprised if the remaining walls would be capable to standing on their own.
Department of Transport Highways and Traffic Division indicate that they have no objection to the proposal.
Fire Prevention Officer indicate that they recommend the installation of domestic smoke detection (SN16).
The Society for the Preservation of the Manx Countryside and Environment object to the application as it no longer complies with Planning Circular 3/89 as it is largely being re-built.
Isle of Man Water Authority recommend the attachment of standard note 2 (SN23) regarding water supply, to any planning approval.
Please defer for resolution of the concerns raised in "The proposal" paragraph above.
The applicant has now submitted further information in the form of structural advice from Curtins and amended plans which address the inconsistencies in the plans and elevations.
The structural engineers' advice is that the building is presently being underpinned and so far no part of the fabric has collapsed. They go on to confirm that the proposed works will not further jeopardise the integrity of the remaining building which will be propped and supported as is the existing building.
The loss of more of this building than has approval is regrettable although we now have advice which confirms that no more of the building should need to be removed in order to facilitate the development. I would also refer to the recent proposal for the rebuilding of most of one of the buildings in the Strandhall complex which was approved by the Planning Committee despite officer recommendation for refusal (06/00053).
Bearing in mind the amount of alterations, the recent decision in respect of Strandhall and the general benefit of retaining and re-using the existing fabric, I would recommend approval. The previous approval required that the residential curtilage is demarcated prior to the commencement of works on site. The site extends to 0.8ha (almost 2 acres). Whilst this is a large area, if one were to redefine a more modest curtilage this would leave a relatively small area for grazing or other agricultural use. Access to this area would also be quite contrived. As such, I consider that the curtilage as shown should be treated as the residential curtilage but that further development therein and Permitted Development is not permitted.
The Fire Prevention Officer, Isle of Man Water Authority, Department of Transport Highways and Traffic Division are all statutory agencies and should be afforded party status in this case. 22/5
The Society for the Preservation of the Manx Countryside and Environment are not directly affected by the proposal and should not be afforded such status in this instance. 22/5
Recommended Decision: Permitted
Date of Recommendation: 18.05.2006
C : Conditions for approval N : Notes attached to conditions
R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the conversion of the existing buildings to residential accommodation as shown in drawings reference SC946/P/10-01, -10-03 and -12-01 all received on 7th February, 2006 and SC946/P/10-02A and -12-02A
C 3. All new stonework must match the existing in terms of the stones themselves and render.
C 4. The roof(s) must be finished in dark natural slate.
C 5. All plumbing stacks must be constructed internally.
C 6. All existing stonework must be retained as such and must not be rendered, painted or similarly treated.
C 7. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
N 2. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
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 : 22/05/06
Signed : M. I. McCauley Director of Planning and Building Control
18 May 2006 06/00205/B Page 5 of 5
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