Planning Officer Report

Case Officer: Mr Ian Brooks Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site comprises the curtilage of Well House, also known as Virginia Barn, which is a stone dwelling with attached garage (see planning history below) situated on the northern side of the AA23 Top Road between the Strang and Crosby, Braddan. The site has a stone wall bounding the main road with hedge atop. The building is partly screened but visible from the road.

Proposed Development

1. The proposed development comprises alterations and erection of extensions to the dwelling contained within the application site.

Planning History

1. The application site has been the subject of the following planning applications:

PA 09/00472/B - Alterations and extensions to dwelling (comprising amendments to PA 06/00811B) - Permitted

PA 06/00811/B - Demolition of existing detached garage and erection of a two storey extension, erection of a replacement attached double garage, installation of replacement windows and entrance gate - Permitted

PA 97/02208/B - Erection of garage to rear of dwelling, Well House, Mount Rule, Braddan - Permitted PA 96/01337/B - Erection of a detached double garage, Well House, Mount Rule, Braddan - Refused at Appeal PA 95/01342/B - Erection of a garage/store, Well House, Mount Rule, Braddan - Refused at Appeal PA 95/01046/B - Erection of porch, Virginia Barn, Mount Rule, Braddan - Application Permitted on Review PA 94/00683/C - Change of use from horticultural unit to residential unit, Virginia Barn, Mount Rule, Braddan - Approved at Appeal

Application No.:	11/01394/B
Applicant:	Mr Martin Walters
Proposal:	Alterations and extensions to dwelling (comprising amendments to PA 10/01489/B)
Site Address:	Virginia Barn Mount Rule Douglas Isle Of Man IM4 4HW

PA 93/00451/B - Provision of 2 polytunnels & free-range chicken unit, field to rear of Ballaclucas, Marown (to be considered in conjunction with P.A. 93/0450) - Permitted

PA 93/00450/B - Alterations to provide horticultural unit, Virginia Barn, Mount Rule, Braddan (to be considered in conjunction with P.A. 93/0451) - Permitted

PA 92/00964/A - Approval in principle for erection of 2 polytunnel units & chicken shed, Field 7173 (842), Ballaclucas, Marown. - Permitted

PA 91/01770/B - Renovation and extension of barn to create horticultural unit with associated living accommodation, Virginia Barn, Mount Rule, Braddan- Refused at Appeal

PA 91/00235/A - Approval in principle for erection of dwelling with garage, part Field No. 9263, near Ballaclucas, Braddan - no decision registered

PA 89/00134/A - Approval in principle to conversion of barn to private residence, Part of Field No. 9263, Virginia Farm, Main Road, Mount Rule, Braddan - Refused at appeal

Representations

1. Braddan Parish Commissioners have no objection to the application
2. The Department of Infrastructure Highways Division do not oppose the planning application.

Planning Status

1. The application site is located within a wider area of land designated as i) open space under the Braddan Local Plan; and ii) high landscape value and scenic significance under the Braddan Plan of 1991.
2. The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. Housing Policy 11 states:

1. "Conversion of existing rural buildings into dwellings may be permitted, but only where:

• (a) redundancy for the original use can be established;
• (b) the building is substantially intact and structurally capable of renovation;
• (c) the building is of architectural, historic, or social interest;
• (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building;
• (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and
• (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.

Such conversion must:

• (g) where practicable and desirable, re-establish the original appearance of the building; and
• (h) use the same materials as those in the existing building.

Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.

Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."

Assessment

1. The planning application seeks planning approval for the alteration and extension of the dwelling contained within the application site. The proposal is basically an amended version of the planning approval recently granted under PA 10/01489/B, for alterations and extensions, which, in

turn was an amendment to the earlier planning approval granted under PA 09/0472 and PA 06/0811. The changes to the scheme include:

• Inclusion a velux rooflight in the north west facing roofslope of the proposed extension.
• Installing dark coloured aluminium bi-fold doors in the north west facing elevation of the proposed extension instead of hardwood doors
• Installation of a

The proposed alterations are relatively minor alteration to the extant planning permission. The proposed works are set to rear of the property and will not be readily visible from the public highway. The proposed works will not adversely affect the visual amenity of the streetscene.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. The local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

1. The Highways Division is part of the Department of Infrastructure of which the planning authority is part of. As such, the Highways Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 23.12.2011

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 and extensions to a dwelling as shown in drawing number AT986.2 Rev 2 and the Location Plan date stamped 6th October 2011.

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

Decision Made : Permitted Date : 11 January 2012

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager