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The Application site is the disused farm buildings at Ballamin Farm, Lhen Road. The curtilage of the site with is highlighted by the red line on the submitted location plan is located on the northern side of the A10 road and north of Bride Village.
The application site is within an area recognised as being an area of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, however is within an area of high landscape value or costal or scenic significance.
Approval in principle for the conversion of disused farm buildings into two accommodation units with associated parking plus the erection of a double garage (04/02435/A) - approved
The application proposes to convert existing disused farm buildings into four tourist accommodation units, with associated services, drainage, access and parking.
To accommodate the units the proposal includes a number of alterations to the existing elevations which are as follows:-
All windows (double-glazed) and doors to be timber in construction, and the existing roofs are to be replaced with a new slate roof throughout reusing the existing slates where possible.
Bride Parish Commissioners have approved the application.
The Highway Division do not oppose the application subject to the following condition:-
Sight lines of 2 metres by 36 metres shall be provided at the farm access with the A10, Lhen Road.
To provide stopping sight distance visibility to vehicles emerging from the access.
The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The IOM Water Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Disability Access Office makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The S.P.M.C & E. have comment to the planning application, which can be summarised as the AiP quoted only relates to two units whilst the detailed application is for four units, Application is invalid.
We have received no privately written representations objecting to the application.
The principle of converting the property into additional living accommodation is acceptable and has been accepted in previous application as the site complies with Planning Circular 3/89.
The comments made by the S.P.M.C.& E are correct that the Approval in Principle was for two tourist units and not the four applied for in this submission. I am therefore treating this application as a full/detailed application and not as a Reserved matters application as the changes are Material alterations, although I will add significant weight to the previous approved application (04/02435/A).
When consider whether the site can accommodate four tourist units I must consider, whether the tourists units all have an acceptable amount of living accommodation, externally and internally. The second issue would be regarding highway safety and would the four tourist's units cause and adverse impact upon road safety due to the increase of traffic generated to and from the site. The third issue would be whether the site could accommodate the extra parking provisions required. The four and final issue is would the alterations to the existing elevations would be acceptable and comply with Planning Circular 3/91 – Guide to the Design of Residential Development in the Countryside.
A concern can sometimes be when the proposal is to increase additional units to a dwelling, in this case from two to four, which sometimes results in the units being small and unacceptable as living accommodation. However in this case the four units all have an acceptable amount of living accommodation, each with two bedrooms, bathroom and a reasonable sized kitchen/dining/lounge area.
The Highway Divisions comments that they do not oppose the application subject to a condition regarding visibility splays, suggests that four tourist units at this site will not result in an adverse impact upon road safety, and therefore four units from this aspect is acceptable.
~~The issue of parking provisions, the site can accommodate more than the required amount due to the large courtyard area which fronts the northeast elevation of the building.~~
Regarding the final point and whether the alterations to the elevations, I consider the proposals to be acceptable. What there are a number of additional windows and doors and the existing are altered slightly, the windows and doors are of a traditional style and constructed of timber and therefore would be in keeping with the existing building and that of dwellings within the surrounding countryside. The alterations would consequently comply with Planning Circular 3/91.
For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-
Recommended Decision: Permitted
Date of Recommendation: 08.02.2007
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 submitted documents and drawings 02141/1, 02141/2, 05-046-01, 05-046-02, 05-046-03 and 05-046-04 all received on 11th December 2006.
C 3. All windows and doors must be timber framed.
C 4. The roof(s) must be finished in dark natural slate.
N 1. Advise Applicant to consult with the Fire Safety Department in order to discuss the general fire precautions contained within this application.
N 2. For connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the IoMWA Planning and Projects Section, tel. 69 59 58.
N 3. The applicant is advised to consult Disability Access Office with regard to the needs of disabled users within the building.
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
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