**Document:** Officer Report Recommendation
**Application:** 12/00093/B — Alterations and extension to Community Hall
**Decision:** Permitted
**Decision Date:** 2012-03-02
**Parish:** Malew
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/2230-malew-arbory-parish-hall-extension/documents/1264832

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# Officer Report Recommendation

### Officer's Report

[Table omitted in markdown export]

#### The Application Site

1. The application site represents the curtilage of Arbory Parish Hall, an existing building with two associated semi-detached dwellings to the east sited on the northern side of the A7 Main Road in the heart of Ballabeg.

2. The existing Parish hall is finished in pointed brick work with spar dash render to the upper section of the walls. Arbory Parish has a traditional pitched roof finished in red roof tiling.

3. The application site is bounded by stone walls and trees and natural vegetation to the side and rear and to the front a hedge topped wall bounds the Parish Hall from the highway.

#### The Proposal

4. Proposed is an extension to the rear elevation of the Parish Hall to create a new toilet area comprising of male, female and disabled toilet facilities measuring a total of 23 square metres. The proposed new foul drain will connect to the existing.

5. The existing toilet area is to be converted into another additional storage unit. This element does not comprise any external works.

#### Planning History

6. The application site has been the subject of a three planning applications which are considered specifically material to the assessment of this current planning application:

PA 07/01829/B: Re-roof hall and two adjacent residential properties. This previous planning application was refused on the grounds that the materials being used would be harmful to the street scene.

PA 01/01674/B: Erection of storage shed to rear. This previous planning application was permitted.

PA 99/01302/B: Erection of millennium stone/monument. This previous planning application was permitted.

## Planning Policy

7. In terms of local plan policy, the application site is Community Hall with the two associated houses as residential within the Ballabeg Conservation Area under the Arbory and East Rushen Local Plan 1998 (Planning Circular 4/99) There are no policies with planning within the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application:

8. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

### General Policy 2 states:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

- (a) is in accordance with the design brief in the Area Plan where there is such a brief;
- (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
- (c) does not affect adversely the character of the surrounding landscape or townscape;
- (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
- (e) does not affect adversely public views of the sea;
- (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
- (j) can be provided with all necessary services;
- (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
- (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption."

### Environmental Policy 35 states:

"Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

## Representations

9. Arbory Parish Commissioners have no objections regarding the planning application.

10. Highways Division have no objections regarding the planning application.

11. Isle of Man Water & Sewerage Authority have no objection to the planning application under the following conditions:

1) The proposed extension must have at least the same finished floor lever as the existing Hall, so not increase the risk of flooding from the nearby water course.

2) There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man & Sewerage Authority and Sewerage Act 1999.

### Assessment

12. The main issues to consider in the assessment of this planning application are 1) The impact of the proposal on the amenities of the local residents 2) The impact that the proposed extension will have on the existing building and 3) The impacts that the proposed development will have on the Conservation Area.

13. Village and Parish halls are an important focal point in community life around the island. It is considered that where possible and relevant developments are made to ensure that Parish Halls meet the amenities of its users and local residents of the area. The proposed extension to create new toilet facilities is considered to have a positive impact on the amenities of local residents and the users of the Parish Hall and therefore judged to be an acceptable form of development to the Parish Hall. The significant screening from the boundary of the Parish Hall will reduce the impacts of the proposed extension to the rear of the building on private amenity and given that the trees cover most of the rear of the existing building.

14. It is judged that the new proposed toilet accommodation at the rear of the existing building will have a positive impact on Arbory Parish Hall. The extension proposed is to match the existing building in all aspects. The extension will encompass the bottom pointed brick work with the spar rash render to the upper section of the walls. The roof will be finished in red tiles to match the existing roof on the main building. The new proposed eaves guttering and PVC downpipes are also to match the existing. It is considered that the proposed development would enhance the Parish Hall as well as contributing to the amenities of the area.

15. Given the position of the extension at the rear of the elevation it is deemed that there would be no undue adverse impacts on the Conservation Area and would not be detrimental to the street scene. The large trees would screen the extension and it would not be readily visible from the public thoroughfare from the A7 Main Road. With the proposed extension matching the existing Parish Hall it would be in-keeping with the surrounding area. It is considered that the extension would preserve the character of the Conservation Area.

16. As regards to the comments made from the Isle of Man Water & Sewerage Authority the floor level will match that of the existing Hall as indicated on the drawings. In reference to the discharge water, the rainwater run-off from roofs and paved surfaces will be disposed of to the adjacent water course and foul sewerage will be disposed of using the main drainage in the roadway. Overall it is concluded that planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007.

### Recommendation

17. It is recommended that the planning application be permitted.

### Party Status

18. The local authority, Arbory Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

19. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.

20. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

Isle of Man & Water Sewerage Authority.

### Recommendation

Recommended Decision: Permitted

Date of Recommendation:

### 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. This approval for alterations and extension to the Community Hall relates to drawing numbers 1, 2, 3, and 4 and Photographs showing Arbory Parish Hall date stamped 23rd January 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 27/2/12

### Determining officer (delete as appropriate)

Signed : _________________________
Anthony Holmes
Senior Planning Officer

Signed : _________________________
Michael Gallagher
Director of Planning and Building Control

Signed : _________________________
Sarah Corlett
Senior Planning Officer

Signed : _________________________
Jennifer Chance
Development Control Manager

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/2230-malew-arbory-parish-hall-extension/documents/1264832*