**Document:** Officer Planning Report 10/01447/B **Application:** 10/01447/B — Erection of a conservatory **Decision:** Permitted **Decision Date:** 2010-11-26 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/37235-braddan-ardwhallin-adventure-centre-west-baldwin-conservatory/documents/1362097 --- # Officer Planning Report 10/01447/B **Application No.:** 10/01447/B **Applicant:** Department Of Education Works Division **Proposal:** Erection of a conservatory **Site Address:** Ardwhallin Adventure Centre West Baldwin Isle Of Man IM4 SEU ### Considerations Case Officer : Mrs Jade Craig **Photo Taken:** 19.10.2010 **Site Visit:** 19.10.2010 **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Braddan Parish Commissioners Notes: no objection. ### Officer's Report ### The Site The application site represents the curtilage of a building and a small part of the associated surrounding land, which is part of Ard Whallin Outdoor Pursuits Centre, in West Baldwin, Braddan. Ard Whallin is located to the west of the B22 road, south of West Baldwin reservoir. There is an access road from the B22 to the site. The site is located at a higher level than the road and the building comes into view when travelling northwards along the road. The eastern part of the building appears to have once been a traditional Manx dwelling, now identified by its rectangular shape and position of the windows. The building has been altered and extended in the past and it has now largely lost its vernacular form, which is mainly due to the removal of the chimneystacks. A separate planning application (10/01444/B) has recently been approved for the erection of a new building to the north of the existing building, in order to provide dining, teaching and changing facilities. ### The Proposal Proposed now is the erection of a conservatory to the south elevation of the building. The proposed position of the conservatory would mean that an existing small lean-to extension would be removed from the south elevation of the building. The proposed conservatory would be rectangular in shape with a flat roof over. The conservatory would measure approximately 7.2 metres wide, 3.3 metres long and 2.9 metres tall. The lower part of the walls would be solid and rendered externally from the external ground level to approximately 1 metre above and over this there would be windows to all three elevations. There would be patio doors from the south elevation of the conservatory leading to an external patio/seating area, measuring approximately 6.6 metres by 3.1 metres. With regard to the external finishes of the proposed conservatory, the flat roof would have a GRP roof finish in slate grey. There would be white upvc fascias, soffits and barge boards. The rainwater goods would be in black upvc. The rendered lower part of the walls would be white in colour, matching the existing building. The new windows and doors would be double glazed units in stained hardwood frames, which would match those of the existing building. ## Planning History The following previous planning applications are considered relevant in the assessment and determination of this application; 01/01118/B - Permitted 12/10/01 Extension to provide shelter and toilet facilities 10/01444/B - Permitted 15/11/10 Erection of a building to provide dining, teaching and changing facilities with associated parking. ### Development Plan Policies The application site is located within a wider area of land which is designated as Open Space (agriculture) under the Braddan Parish District Local Plan 1991 (North). The site is not within a Conservation Area. The Isle of Man Strategic Plan 2007 contains a policy which is considered material to the assessment of this current planning application; General Policy 3; Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. ### Consultations Braddan Parish Commissioners have no objection to the planning application. ## Representations No written responses have been received from the general public. ### Assessment This planning application seeks approval for the erection of a conservatory to the south elevation of the existing building. The proposed development was part of a pre-application discussion between the Planning Officer for the area and the applicant's agent. A recent planning application (PA 10/01444/B) was granted permission for the erection of a two storey building at Ard Whallin, in order to provide improved facilities. The building would be located to the north of the existing building subject to this application. This current planning application is not for a new development, but is for an extension to the existing outdoor pursuits centre. General Policy 3 from the Isle of Man Strategic Plan 2007 has a presumption against development outside areas which are zoned for development, unless the proposal meets one of the exceptions to this. Taking General Policy 3 into consideration, it is judged that this proposed development would be an exception under part (h) of the policy, in that Ard Whallin Outdoor Pursuits Centre is an established residential and day activity centre, for which access to the countryside is of paramount importance. It is also important to consider the impact of the proposal on neighbouring properties and the surrounding area in general. With regard to neighbouring properties, the proposed conservatory would be located to the south elevation of an existing building and it is considered that there are no nearby properties which could be adversely affected through loss of light or privacy. With regard to the impact on the surrounding area in general, when I visited the site on 19th October 2010, it became evident that the proposed conservatory would be publicly visible from the B22 road. When I was driving northwards towards the site, the building was largely hidden from view due to the position of the car next to the bank alongside the road, but after taking to the road on foot, I found that I could see the site, albeit from a relative distance. The proposed conservatory would not be built any closer to the public road than the existing building and due to its small size in relation to the existing structure, it should not cause a significant additional impact. ### Recommendation For the above reasons this proposal is considered to be acceptable and is recommended for approval. ### Party Status It is considered that the following parties, who submitted comments, should be afforded Interested Party Status; The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 17.11.2010 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 the erection of a conservatory, as shown in drawing numbers K224/P/100-01, K224/P/100-02, K224/P/100-03, K224/P/100-04 and K224/P/100-05, date stamped 1st October 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed : Senior Planning Officer --- *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/37235-braddan-ardwhallin-adventure-centre-west-baldwin-conservatory/documents/1362097*