**Document:** Officer Planning Report **Application:** 06/00487/REM — Conversion of piggery complex into dwelling house **Decision:** Permitted **Decision Date:** 2006-06-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/80441-greeba-ballagarraghyn-mansion-house-conversion-dwelling/documents/1466559 --- # Officer Planning Report **Application No.:** 06/00487/REM **Applicant:** Mr G Boot **Proposal:** Conversion of piggery complex into dwelling house **Site Address:** Ballagarraghyn Mansion House Main Road Greeba Isle Of Man IM4 3LH ### Considerations Case Officer : Mr Ian Brooks **Expected Decision Level:** Delegated decision 2005 ### Written Representations ### Consultations Consultee : Drainage Division Notes : Consultee : Highways Division Notes : Consultee : German Parish Commissioners Notes : Consultee : IOM Water Authority Notes : Consultee : Chief Fire Officer Notes : ### Officer's Report ### Description Of Application Site - The application site is a former piggery within the grounds of Ballagarraghyn Mansion House. The application site is situated on the northern side of the Main Road at Greeba. - The site is within an area not zoned for development. - The site can be accessed via an existing driveway located on the southern boundary of the applications site. PROPOSAL - The proposal is to convert an extend a former piggery into a dwellinghouse. - A single storey extension will be formed using the existing pig sties. The external measurements of the structure will be 8.9 m in length in width and 4.3 m to the ridge. - A conservatory be built on the north west elevation of the building. - Two car parking spaces will be provided with the curtilage of the property. - A 9 m shelter belt is to be planted along the boundary with A1. ## Relevant Planning History - 04/00407/A - Approval in principle of the conversion four redundant farm buildings to four individual dwellings - Split Decision - Buildings A (Mill Building, B (the Barn) and C (the piggery) were granted approval while building D (beggars cottage) was refused permission. - 05/01896/REM - Reserved matters for conversion of piggery complex to dwelling house withdrawn. ### Development Plan Policies - Isle of Man Planning Scheme (Development Plan Order) 1982 - The site is within an area not zoned for development - Planning Circular 3/89 - Renovation of buildings in the countryside. ### Statutory Consultation Responses - German Parish Commissioner - object to the application on the grounds that the land is not zoned for development. Three old Manx pig sty's do not constitute a piggery ifn the commissioners opinion and they agree with the former decision that the building is not worth of conversion and does not warrant development into a full sized dwelling, indeed other buildings on the yard which the commissioners feel were possibly worthy of conversion have now been approved. - Highways Division of the DoT - Do not oppose the application subject to the imposition of conditions - Drainage Division have not no objection to the proposal ### Public Responses - Press notice were posted on 30/3/06 - Representations have been received from IoM Fire and Rescue Service and IoMWA. - The IoM Fire and Rescue Service have made the following comments: - Recommend refusal as master bedroom on ground floor discharges through study/hall/conservatory which are habitable and escape is inherently unsafe in case of fire. - The IoMWA have provided the following comment: - For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949. ### Issues - This is full detailed application for the conversion of a piggery complex into a dwellinghouse at Ballagarraghyn Mansion House. - The Commissioners objection relating to the principle of the conversion is irrelevant, as the principle has already been established in a previous approval (04/00407/A). However, a previous application was submitted as a reserved matters application in relation to that permission. The reserved matters application was withdrawn following consultation with the planning department in the view to prepare a fresh application so as to overcome some design issues which had been raised. This current application is the result of that consultation. - The previous application was proposing a separate access road off the driveway to run past the piggery complex in order to service this development and the other outbuildings in the vicinity. It was considered during discussions with the agent that a new driveway would be unacceptable to the future occupiers of the converted piggery complex. It was suggested that the existing access to the site could be used. Following an assessment in terms of the impact on the existing occupiers of Mansion House, I consider on balance the use of the existing access would be an acceptable compromise as there is sufficient distance between the Mansion House/ piggery complex to the driveway and not to cause any undue disturbance to the occupiers of those properties. - Furthermore, this negates the need for a further bridge over a stream which is adjacent to the existing driveway, which the Inland Fisheries section of DAFF had some concern about disturbance to the resident fish population. - The dwelling would be set back from the public highway and would be well screened after the shelter belt has been planted along the boundary of the A1. The proposal is on similar lines to the concept drawings submitted as part of the application for the approval in principle. My predecessor considered the concept drawings to be acceptable. I consider the proposed design of the dwelling is acceptable and will include interesting glazing features in the development. I consider the proposed works will not cause any significant harm to the visual amenities of the area. - The agent has defined the residential curtilage on the plans. This is to ensure the adjacent field does not become part of the residential curtilage of the property without a further planning application being submitted to the department. - The defined curtilage already forms part of the residential curtilage to Mansion House. This proposal will not result in any loss of agricultural land to residential land. - The Highways Division consider the imposition of the following condition would be appropriate - "The proposed the visibility splays from the existing access onto Peel Road are improved to provide 2.0 metre by 215 metres splays". This may not be achievable considering the visibility splay falls outside onto land which is not in the applicant's ownership and therefore would be unenforceable. - The DoT did not request that this visibility splay be provided in the previous application (05/01896). The DoT comments were in relation to the vehicle turning facility being widened and that the visibility through the new entrance in the stone wall must be improved. Furthermore, no concern was raised with the existing access at the approval in principle stage. I therefore consider it is unreasonable to impose the condition suggested by the DoT. CONCLUSION I therefore recommend that permission be granted subject to conditions attached in the schedule below. ## PARTY STATUS I consider that the following should be granted party status due to them being Statutory Consultees: - GermanParish Commissioners - Highways Division of the Department of Transport. - Drainage Division of the Department of Transport. ## Recommendation Recommended Decision: Permitted Date of Recommendation: 07.06.2006 ### 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 permission relates to the conversion of piggery complex into dwellinghouse as shown in drawing numbers PA4B, PA1B, PA2B, S1, 00487/1 dated stamped 21 March 2006 and Bat Survey date stamped 21 March 2006. C 3. The roofs must be finished in dark natural slate (except the proposed conservatory which must be glazed). C 4. The elevations in the proposed conversion and the proposed extensions must be clad in traditionally laid stone prior to completion, where it is shown on the approved plans that stone is to be used.. Note: Split stone on a backing render is not acceptable as an external finish C 5. The dwelling hereby permitedd shall not not be occupied until the car parking and manoeuvring areas have been provided in accordance with the approved plans, and those area shall thereafter be kept available at all times for their respective purposes C 6. The residential curtilage of the dwelling is outlined in green on drawing number PA4B. C 7. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.) C 8. All windows must be timber framed C 9. The doors must be timber. N . For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949. N . PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken. N . The Drainage Division advised that no alterations to any watercourse may be undertaken with the approval of the Departments Land Drainage Engineer. Details of any proposed spillway to the watercourse must be approved by the Departments Land Drainage Engineer. 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 : 13/11/01 Signed : M. I. McCauley Director of Planning and Building Control --- *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/80441-greeba-ballagarraghyn-mansion-house-conversion-dwelling/documents/1466559*