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The dwelling Ballacoraige House, Ballaugh, is a two storey detached property which is located on the western side of the A10 road, north of Ballaugh Village and south of The Cronk.
The site has been zoned under the Isle of Man Development Plan Order 1982 as being within an area of ‘white land’ not zoned for development; the site is not within a Conservation Area, but is within an area zoned as High Landscape Value or Costal Value and Scenic Significance.
Alterations, erection of a garage and two storey extension and creation of a new vehicular access - 06/00649/B – REFUSED at APPEAL on the following grounds:-
The proposed development by reason of its height, massing, extent of projection and detailed design would be disproportionate in scale and out of keeping with the farm and appearance of the existing building, which is one of traditional character. Consequently, contrary to the policy and guidance provided in Planning Circular 3/91, the proposed development would have an unacceptable impact on the appearance and traditional character of the existing building.
The application proposes alterations, erection of a two storey extension, garage and creation of a new vehicular access.
Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
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.
We have received no private representations objecting to the application.
This application is in response to the previous refused application. The only part of the proposals to differ is the two storey rear extension, which has been reduced in size. The previous rear projection of the extension was 8 metres (ground and first floor levels); in this submission the extension projects 6 metres at ground floor level and 4.5 metres at first floor level.
Taking this into account and the Appeal inspector report and comments within that, I consider the alterations will significantly reduce the adverse impacts of its height, massing, extent of projection and detailed design which would be disproportionate in scale and out of keeping with the farm and appearance of the existing building, and will actually sit well within the surrounding locality and be in proportionate within the existing traditional building.
Overall, I do not consider the alterations will impact upon the surrounding locality of an area of High Landscape or Coastal Value and Scenic Significance, nor have an adverse impact upon the existing traditional dwelling. I also consider the introduction of a new access and driveway; whilst not providing the adequate visibility sprays, will significant improve road safety to the site and to the users of the public road, as indicated by the Appeal Inspector and the Highway Division, who commented on the previous application that the existing access was unacceptable.
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:
Highways Division Ballaugh Parish Commissioners
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:
Manx Electricity Authority Chief Fire Officer
Recommendation Recommended Decision: Permitted Date of Recommendation: 04.09.2007
Conditions and Notes for Approval / Reasons and Notes for Refusal
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 approval relates to the submitted documents and drawings 07/28/01 and 07/28/02 all received on 13th July 2007.
C 3. The roof(s) must be finished in dark natural slate.
C 4. The external finishes of the extension must match those of the existing building in all respects.
C 5. Obscure glazing (Grade 5) shall be installed in the East elevation of the first floor en-suite window and shall be kept and maintained thereafter.
N 1. The applicant is advised that there are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
The applicant is also advised to contact the Manx Electricity Authority for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6.
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 : 10/9/07
Signed : M. I. McCauley Director of Planning and Building Control
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