**Document:** Planning Officer Report Recommendation **Application:** 10/00542/B — Alterations, erection of extensions and conversion of existing out buildings to provide living accommodation **Decision:** Permitted **Decision Date:** 2010-09-03 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36549-braddan-ballagarraghyn-manor-extensions-outbuildings-conversion/documents/1355427 --- # Planning Officer Report Recommendation **Application No.:** ** 10/00542/B ** **Applicant:** ** Mr Gary & Mrs Catherine Christian ** **Proposal:** ** Alterations, erection of extensions and conversion of existing out buildings to provide living accommodation ** **Site Address:** ** Ballagarraghyn Manor, Main Road, Greeba, Isle Of Man, IM4 3LH ### Considerations **Case Officer :** Mr Steve Stanley ** **Photo Taken:** ** Mr Steve Stanley ** **Site Visit:** ** Planning Committee ** **Expected Decision Level:** ** Planning Committee ### Written Representations ### Consultations **Consultee :** Highways Division **Notes :** Do not oppose **Consultee :** German Parish Commissioners **Notes :** No objection ### Officer's Report This application is recommended to be considered by the Planning Committee as the development includes an extension to a traditionally styled property located in the countryside which would result in a floor area increase in excess of 50% of the existing floor area. #### The Site The application site relates to an existing detached dwelling and associated outbuildings known as Ballagarraghyn Manor, Main Road, Greeba, German. The property is located on the north eastern side of the road, set back approximately 55 metres. The existing dwelling is a traditionally styled two storey, double fronted building. To the south east is a two storey Manx stone barn and to the north west is a stone built single storey store. To the north east is a more modern double garage. The site benefits from substantial tree planting to all of its boundaries with the roadside boundary in particular having a dense band of tree planting. The closest property to the site is Ballagarraghyn which is set approximately 100 metres to the north. #### The Proposal This application seeks approval for alterations and erection of extensions to the existing dwelling and the conversion of the existing two storey barn to create additional living accommodation. The existing garage would be demolished and a new garage block would be constructed so as to be attached to the existing workshop. In terms of design the extensions to the dwelling would be to the rear elevation and would consist of a two storey projecting gable extension with a further single storey section beyond that. The floor area increase would equate to between and depending on whether the existing attic accommodation of the dwelling (which is served by a staircase and roof lights) is taken into account in the calculations. The conversion of the adjacent two storey barn would include the creation of an arched window in its south west facing elevation and an extension to the rear elevation. A single storey glazed link would connect the house to the converted barn. ## Planning Status The application site is located within an area identified as being within an area of High Landscape or Coastal Value and Scenic Significance. The band of trees along the north west and southern boundaries of the site are recognised as being Woodland. Within the Isle of Man Strategic Plan 2007 the following policies are judged to be relevant: Housing Policy 15 which relates to the extension of existing traditional dwellings in the countryside, and; Housing Policy 11 which relates to the conversion of existing rural buildings to form dwellings. ### Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: 87/01596/B sought approval for the erection of a front porch. This was permitted. 91/00162/A sought approval in principle for the erection of dwelling with garage. This was refused. 93/00220/A sought approval in principle for conversion of barn into holiday accommodation. This was permitted. 01/00204/B sought approval for alterations and extensions to barn to create guest accommodation. This was refused at appeal. ### Representations German Parish Commissioners do not object to this application. The Highways Division does not object to this application. ### Assessment The main issues to consider in the assessment of this application are whether the proposed development complies with the provisions of HP15 and HP11. Starting with the proposed alterations and extensions to the existing dwelling, Housing Policy 15 sets out that the extension or alteration of existing traditional styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. The proposed extensions have clearly been designed to be in-keeping with the style and proportions of the existing dwelling and details such as windows and doors, roof pitch and use of materials reflect this. It is judged that this first requirement of HP15 is met by the proposal. HP15 goes on to set out that only exceptionally will permission be granted for extensions which measure more than of the existing building in terms of floor space. The objective of this requirement is explained in more detail in Paragraph 8.12.2 which precedes HP15. This sets out that in the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. The wider objective of HP15 is to protect the amenities of the countryside. It is judged that the proposed extensions respect the balance and proportions of the existing dwelling. Whilst representing a floor area increase of at most , the omission of the single storey section to the rear would bring the proposal within the threshold however this aspect of the proposal is judged to be negligible in terms of visual impact and would not detract from the existing property in any discernible way. It is judged that the proposal meets the objective of HP15 by protecting the balanced proportions of the existing dwelling and the amenities of the countryside. Turning to the conversion of the two storey barn, the proposal has been amended following discussions between the architect and the planning officer so that originally proposed projection on the front elevation of the barn has now been omitted and the rear extension has been reduced in size. Housing Policy 11 is the relevant policy by which to assess the conversion of rural buildings and this sets out a number of criteria to be adhered to in order to ensure that only those buildings that are appropriate for conversion are approved. The most notable requirement in this case is whether the proposal would respect the character of the building. The amendments made to the proposal result in a much more sympathetic scheme. The public views of the building would receive only minor alterations in the form of the creation of a double storey picture window. Importantly the form of the building would remain unchanged. HP11 allows for modest and subordinate extensions and the amended scheme now proposes a more appropriately sized extension which replicates the hipped roof style and general form of the existing barn. It is judged that the retention of the barn is warranted given its character and age and this aspect of the proposal represents the reuse of existing historic fabric in a sympathetic manner. The existing garage would be removed as part of the proposed development and a new garage would be constructed so as to be attached to the existing stone store building. Whilst larger than the existing garage, the proposed structure would be single storey and its position would create in a pleasing courtyard arrangement. It is judged that the proposed garage would be of an acceptable scale and design to serve a dwelling of this size. It is concluded that the proposed development meets the requirements of HP15 in terms of respecting the form, character and appearance of what is a traditional rural dwelling and would not adversely affect the amenities of the countryside. The proposal is also judged to comply with HP11 by proposing the sympathetic conversion of a redundant rural building of merit and accordingly it is recommended that the application be approved. ## Recommendation Permit. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: German parish Commissioners Accordingly the following parties are not granted Interested Party Status: 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: 11.08.2010 ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
0 : 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 alterations, erection of extensions, conversion of existing outbuilding to provide additional living accommodation, demolition of existing garage and erection of garage, Ballagarraghyn Manor, Main Road, Greeba, German as shown by SC1179/P/00-03, SC1179/P/10/01, SC1179/P/10/02 and SC1179/P/11/01 all received 16th April 2010 and SC1179/P/10-01 rev A, SC1179/P/10-02 rev A and SC1179/P/12-01 rev A all received 15th June 2010. C 3. The roof(s) must be finished in dark natural slate. I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made : Authority Meeting Date : Signed : Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO --- *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/36549-braddan-ballagarraghyn-manor-extensions-outbuildings-conversion/documents/1355427*