Officer Planning Report Recommendations

Considerations {{table:11241}} {{table:11238}} ### Written Representations None received at time of drafting report ### Consultations {{table:11239}} {{table:11240}}

Officer's Report

The Site

1. The application site represents a rectangular piece of land on the north western side of the A26 St. Mark's Road which links St. Mark's in the north to Ballasalla in the south. The site contains the remains of a former single storey cottage and barn which are currently being altered and extended to form a dwelling. These works were approved under PA 09/01850/B.

The Proposal

1. Proposed now are alterations to the existing building to form a dwelling. This current application is an amendment to the previously approved PA 09/01850/B.

1. The original approval to renovate the former cottage and barn (PA 09/01850/B) included the following:

• Raising the eaves level by approximately 300mm and the ridge height by approximately 600mm.
• Reinstating the chimneystacks to the dwelling.
• Altering the majority of the front elevation of the cottage with new openings and blocking up existing openings. This includes blocking up an existing large aperture and inserting three new

windows. An existing large aperture in the front elevation of the barn would be retained and a new window opening would be inserted.

• Erecting a front wall to the link building between the cottage and barn. Installing double doors in the front elevation of this link and two windows in the rear elevation
• Retaining the existing apertures on the rear elevation.
• Widening the existing vehicular entrance and create a parking and turning area.

1. The above approved works have not yet been completed, so although this current application is for amendments to the earlier scheme it is taken to be seeking full approval for alterations to the building to form a dwelling. The proposed amendments to the approved scheme include the following:

• On the front elevation of the barn section, an approved window in a new opening is to have different frame sections and glazing bar patterns. The approved window is more barn-like in style than the more domestic style which is now proposed. The proposed window would be the same as those previously approved on the cottage section.
• On the rear elevation of the barn section, the three approved barn-style windows are to have the same style as that now proposed on the front elevation.
• On the rear elevation of the link between the cottage and the barn sections, one of the two approved new windows is to be moved across by approximately 550mm. The style of the windows would not alter.

Planning History

1. The following previous planning applications are considered relevant in the assessment and determination of this application:

• 99/00230/A – Refused at Appeal 20.03.00

Approval in principle for creation of dwelling. Curpheys, Field 2184, Ballasalla to St Marks Road, Malew.

• 09/01850/B – Permitted 05/03/10

Alterations and extension to existing buildings to form a dwelling

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 renovation and conversion of the existing buildings to form a dwelling, as shown in drawing reference 72.1.09 and the method statement/structural engineer's report both received on 12th November, 2009 and 72.2.09 Rev A received on 21st January, 2010. For clarification, this approval relates only to the works shown in these drawings and no approval is hereby granted or implied to the re-building of any further fabric. If the structure is to collapse or fail during the implementation of the permission, or for any other reason, planning permission will be required to re-build the structure and it should be noted that such permission is unlikely to be forthcoming as this would be contrary to the provisions of Housing Policies 11 and 13 of the Strategic Plan.

C 3. All windows (except the glazed screen) must be sliding sash and all rooflights Conservation types and appear as shown in the approved drawings.

Development Plan Policies

1. The application site is located within an area designated as white land that is not designated for development and an Area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982. The site is not located within a Conservation Area.

1. On the Modified Draft Area Plan for the South (January 2011), the site is located within an area of Incised Slopes (D14 – Ballamodha, Earystane and St. Mark's).

1. In the Isle of Man Strategic Plan 2007, the relevant planning policies are General Policy 3, Environment Policy 2 and Housing Policy 13.

1. 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:

• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);

1. 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 of 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.

1. Housing Policy 13:

In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost.

Where:

a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and b) there is an existing, usable track from the highway; and where c) a supply of fresh potable water and of electricity can be made available from existing services within the highway.

This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in (a) above, or for the erection of replacement buildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (i.e. in terms of floor space measured externally, the extension measures less than 50% of that of the original).

CONSULTATIONS

1. The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications. In the previous application (PA 09/01850/B), the Highways Division stated that they require visibility splays of 2.4 by 160 metres.

1. Malew Parish Commissioners do not object to the Planning Application.

REPRESENTATIONS

1. No written responses have been received from the general public.

ASSESSMENT

1. The works proposed in the previous planning application (09/01850/B) were judged to be in compliance with the relevant planning policies from the Isle of Man Strategic Plan 2007, as they would preserve and reinstate the character of the buildings and utilise existing apertures. The previously submitted method statement indicated that the building is structurally capable of being retained. I visited the site on 02.09.11 and the approved works were clearly well under construction at that time, although I did not stop to take photographs or inspect more closely, due to the construction works evident on site.

1. The alterations now proposed only affect the windows of the approved dwelling, so it is judged that the principle of the works has not changed from the previous application. The main issue to now consider is whether the move away from the approved barn-style windows to the more domestic-style windows would be acceptable on the barn section of the conversion.

1. The changes are mostly to the rear elevation of the property, as the only change to the front would be a different window style in the new opening of the barn section. Overall, it is felt that the

barn section of the conversion would not become too domesticated, due to other features such as the large existing aperture in the front elevation, the lack of chimneystacks and the longer length of the barn compared to the dwelling. The windows on the rear elevation would not be publicly visible from the highway, so the changes here would have a far lesser impact on the style of the building as viewed by the public.

1. The following condition was added to the previous planning application (09/01850/B); "All windows (except the glazed screen) must be sliding sash and all rooflights Conservation types and appear as shown in the approved drawings." The purpose of this condition was to ensure that a more traditional style of window opening is used. There was no condition relating to the material of the windows and the plans stated they would be either white timber or white pvc. The previous plans stated that the windows would be sliding sashes, although the proposed plans do not. The proposed plans indicate that the windows would be in light oak pvc and double glazed. Due to the traditional nature of the property, it is still felt that sliding sashes would be more appropriate than casements. The submitted plan does not stipulate what the method of opening would be, but the previous window condition can be attached again.

Recommendation

1. For the above reasons, this proposal is considered to be acceptable and is recommended for approval, subject to conditions.

1. In the previous planning approval, a condition was added to make clear that permission will not be granted for rebuilding of any further fabric. It is therefore felt that a similar condition should be attached to any further approval notice.

1. In the previous planning approval, a condition was added to ensure that the windows are sliding sashes. It is therefore felt that the same condition should be attached to any further approval notice.

Party Status

1. It is considered that the following parties, who submitted comments, should be afforded interested party status:

• Malew Parish Commissioners.

1. It is considered that the following parties, who submitted comments, should not be afforded interested party status:

• The Department of Transport Highways 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: 23.09.2011

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 alterations to existing building to form a dwelling (amendments to PA 09/01850/B); as shown in the Location Plan and drawing number 37.3.10 Rev A, both date stamped 18 August 2011.

For clarification, this approval relates only to the works shown in these drawings and no approval is hereby granted or implied to the re-building of any further fabric. If the structure is to collapse or fail during the implementation of the permission, or for any other reason, planning permission will be required to re-build the structure and it should be noted that such permission is unlikely to be forthcoming as this would be contrary to the provisions of Housing Policies 11 and 13 of the Strategic Plan.

C 3.

All windows (except the glazed screen) must be sliding sash and all rooflights Conservation types and appear as shown in the approved drawings.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Permitted

Date: 27/9/11

Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate

Signed: Jennifer Chance Development Control Manager