**Document:** Planning Officer Report **Application:** 12/01246/B — Alterations to barn conversion to provide an attached garage with roof terrace above **Decision:** Permitted **Decision Date:** 2012-10-18 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3353-kirk-michael-ballagawne-farm-conversion-garage/documents/1279145 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] ## Officer's Report ### Introduction 1. This application seeks approval for the alterations to barn conversion to provide an attached garage with roof terrace above. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan. ### The Site 2. The application site is the curtilage of Ballagawne Farm, Peel Road, which is a site situated to the northern side of the highway. Within the curtilage there is a group of buildings which include the main farmhouse, farm cottage and a large stone barn which has permission to be converted and is near completion. ### The Proposal 3. The application seeks approval for the alterations to the barn conversion to provide an attached garage with a roof terrace above. The garage would be on the footprint of the previously approved swimming pool. The garage extension would measure approximately 13m x 7.4m and would be finished with stonework. The roof terrace above would be secured using glass balustrade. ### Planning History 4. There have been a number of previous applications for this site, including two which were for the conversion of the existing stone barn. ### Development Plan Policies 5. The application site is in an area zoned as an Area of High Landscape or Coastal Value and Scenic Significance identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider Environment Policy 1, Environment Policy 2, Environment Policy 11 and Housing Policy 11 of the Isle of Man Strategic Plan (20th June 2007). 6. Environment Policy 1 The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative. ### 7. Environment Policy 2 The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character for the landscape will be the most important consideration unless it can be shown that: a) The development would not harm the character and quality of the landscape; or b) The location for the development is essential. ### 8. Environment Policy 11 Coastal development will only be permitted where it would not: i) Increase or transfer the risk of flooding or coastal erosion through its impact on natural coastal processes; ii) Prejudice the capacity of the coast to form a natural sea defence; and iii) Increase the need for additional coast protection works except where necessary to protect existing investment or development. ### 9. Housing Policy 11 Conversion of existing rural building into dwellings may be permitted, but only where: a) Redundancy for the original use can be established; b) The building is substantially intact and structurally capable of renovation; c) The building is of architectural, historic, or social interest; d) The building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; e) Residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and f) The building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must: a) Where practicable and desirable, re-establish the original appearance of the building; and b) Use the same materials as those in the existing building. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even, identical, form. Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character. ### Consultations 10. Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications. 11. Michael Commissioners have no objections ### Assessment 12. The application seeks approval for the alterations to the barn conversion, which instead of erecting a swimming pool extension it is for the erection of a garage with a roof terrace above. 13. The main issues to consider in the assessment of the application are the impacts on the character and appearance of the building and the impacts on the amenities of those neighbouring properties. 14. The conversion of the barn was approved under previous applications and is now complete. What is now proposed does differ from those extensions previously approved. The garage extension is similar in size to the previously approved swimming pool extension and is sited on the footprint of the swimming pool extension. 15. It is considered that the extension now proposed would have a similar impact as the swimming pool in terms of scale and design. Whilst the extension now proposed would have a roof terrace, given that there are no neighbouring properties within close proximity it is considered that the terrace would not result in undue overlooking or loss of privacy. 16. For the above reasons the application is considered to be acceptable and is recommended for approval. ### Party Status 17. The local authority, Michael Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 18. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 16.10.2012 ### 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 permission relates to the alterations to the barn conversion to provide an attached garage with a roof terrace above as shown in drawings 50, 51, 52 and 53 received 10th September 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 : 17/10/12 ### Determining officer (delete as appropriate) Signed : A. H. Bann Anthony Holmes Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Jennifer Chance Development Control Manager --- *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/3353-kirk-michael-ballagawne-farm-conversion-garage/documents/1279145*