**Document:** Officer Report **Application:** 15/00390/B — Re-instatement of chimney stack, installation of two dormers and window/door alterations **Decision:** Permitted **Decision Date:** 2015-05-26 **Parish:** Marown **Document Type:** report / officer_report **Source:** https://planningportal.im/a/5923-union-mills-ballerghy-farmhouse-lhergy-installation-windows/documents/917191 --- # Officer Report **Application No.:** 15/00390/B **Applicant:** Mr Illiam Christian **Proposal:** Re-instatement of chimney stack, installation of two dormers and window/door alterations **Site Address:** Ballerghy Farmhouse Lhergy Cripperty Union Mills Isle of Man IM4 2AH Case Officer : Miss S E Corlett **Site Visit:** 23.04.2015 **Expected Decision Level:** Officer Delegation Officer’s Report THE SITE 1.1 The site is the land associated with Ballerghey Farmhouse which is defined in red, the remaining land including the access to the Lhergy Cripperty being defined in blue. The site focuses upon a small group of buildings - the farmhouse and a large barn to the rear and other, smaller stone outbuildings. The applicant wishes to redevelop the site, using the existing buildings in some way but at the present time wishes only to make the dwelling habitable in a more convenient way. - 1.2 The house has some semblance of a traditional dwelling - a Manx cottage with a catslide roof but the property has lost one of its chimneys at some point, has had casement windows installed which detract a little from its traditional appearance. The dwelling is some 370m from the main road at its closest point and the road is higher than the site at this point. THE PROPOSAL 2.1 Proposed are the installation of a new stack to replace that which was lost and the installation of new aluminium framed windows which are single pane and a new solid timber front door. Also proposed is the addition of a new window in the side elevation (north) and the installation of two new flat roofed dormers finished in pressed metal. These are 1m high at highest and project from the rear pitch by 2m and are 2.5m wide. - 2.2 Also proposed is the introduction of larger windows in the rear elevation, replacing doors and smaller windows. PLANNING POLICY AND STATUS 3.1 The site lies within an area designated on the Braddan Local Plan of 1991 as of High Landscape Value and Scenic Significance and also within a small area of Woodland. As such, there is a presumption against development here as set out in Environment Policies 1 and 2 of the Strategic Plan. There is provision within the Plan for alterations and extensions of properties as set out in Housing Policy 15: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)." 15/00390/B Page 1 of 4 3.2 Planning policy on replacement windows is set out in Planning Circular 1/98 which in this case states: "BUILDINGS ERECTED BEFORE 1921 AND NOT FALLING WITHIN CATEGORIES a OR b WHICH HAVE LARGELY RETAINED THEIR ORIGINAL CHARACTER In an individual building, or group of buildings, whose principal elevations are readily visible from a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission, and will be encouraged by the Department. If repair is impracticable, or existing windows are not the originals, the preference will be for replacement windows in the said principal elevations to have the same method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows. Windows not part of the principal elevations and which are not readily visible from a public thoroughfare should preferably have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in their construction." REPRESENTATIONS 4.1 Marown Parish Commissioners indicate that they do not oppose the application (17.04.15). PLANNING HISTORY - 5.1 The site has been the subject of only one previous application, PA 93/00059/B for the erection of a replacement guest cottage which was approved. ASSESSMENT - 6.1 The works should be complementary to the appearance of the existing dwelling unless there are reasons why this consideration should be set aside. 6.2 In this case the dwelling is relatively traditional and some of what is proposed will either have a neutral effect on this or perhaps an enhancement. Whilst the windows will not follow the half and half pattern which the original sliding sash windows would inevitably have had and the new dormers are not what could be considered traditional in any way. - 6.3 However, the property is some distance from a public perspective and as such the proposed changes will not have a significant impact on the character or appearance of the dwelling or the building group. Planning Circular clearly makes a distinction between windows which are clearly visible from a public perspective and those which aren't and as such whether the property is visible is a material consideration in this case and for this reason what is proposed is considered to be acceptable. When one drives along the Lhergy Cripperty it is not possible to see the existing buildings clearly and to look towards the group one has to look down over the roadside hedge when the natural aspect is higher, out across towards Greeba Mountain, Carraghyn, Colden, Beinn-y-Phott and Snaefell. - 6.4 The proposed works are considered to be acceptable. ## PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; 15/00390/B Page 2 of 4 - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; - (d) The Highways Division of the Department; and - (e) The local authority in whose district the land the subject of the application is situated. Recommendation Recommended Decision: Permitted Date of Recommendation: 18.05.2015 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval - N : Notes attached to conditions R : Reasons for refusal - O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to drawings 03, 04, 05, 06, 07, 08, 09 and 10 all received on 13th April, 2015 and 01A and 02A both received on 24th April, 2015. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made : Permitted Date : 22.05.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management 15/00390/B Page 3 of 4 ## 15/00390/B Page 4 of 4 --- *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/5923-union-mills-ballerghy-farmhouse-lhergy-installation-windows/documents/917191*