Officer Report 19 January 2012

Planning Officer Report And Recommendations {{table:14576}} {{table:14577}}

Officer's Report

The Site

1. The site is part of a larger area associated with East Ballabane - immediately alongside Ballabane Farm on the northern side of the A10 Jurby - Bride highway. The application site includes just the application building which sits alongside the road at right angles to it and is 22.4m long and 6m wide with the southern gable almost on the roadside: the gable is characterised by beach stones. The main front elevation of the building is built from very round stones with recessed windows with stone cills and lintels, red brick above the arch close to the roadside and a slated roof. There is a number of apertures presently occupied by glass windows and some timber doors. The rear elevation abuts a sheeted agricultural building (which is to be demolished as part of this application) and has only three doors in the wall. Both gables have no windows or doors in them.

1. The building has an open area in front which is bounded by a single storey stone building to the north which has permission for use as tourist accommodation. To the west, opposite the application building is the rear of East Ballabane farmhouse and to the south of this, backing onto the road is a brick building with a slated roof which is painted white and is used as a store, with open access into the courtyard.

The Proposal

1. Proposed is the conversion of this building to living accommodation in the form of a single dwelling with four bedrooms and associated facilities at the ground level and a kitchen, lounge, dining room and utility room at first floor level. Following concerns raised with the applicant the plans have been amended to reduce change to the building, to omit the render bands around the windows and to omit the front porch, to comply more closely with planning policy. The existing large aperture on the ground floor is just 2m wide and whilst this could have been used for garaging, is to have a set of three half glazed doors inserted, serving a bedroom.

1. Alterations to the building include the insertion of new rooflights - five in the front pitch, replacing two existing small lights. These are to be Conservation type rooflights.

1. In place of the porch, stone planters are to be introduced either side of the main access to draw attention to it but not to alter the building itself.

1. The first floor windows are all to be enlarged from 700mm by 600mm to 900mm by 900mm. One of the windows in the rear is to be reduced in height and a central rear door and flue added. Windows are to be introduced in both gables.

1. The sheeted building to the rear is to be removed and the area used as a back garden. Parking will be at the northern end of the building alongside the tourist accommodation which does not have any windows looking out at this point.

Planning Policy

1. The site lies within an area designated as Open Space and High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982. As such, General Policy 3 is applicable as follows:

"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11)."

1. Housing Policy 11 offers further advice as follows:

"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 plans; and f) the building is or can be provided with satisfactory services without unreasonable public expenditure.

Such conversion must:

a) where practicable and desirable, re-establish the original appearance of the building; and b) 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 building of similar, or even identical form.

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

Planning History

1. Planning permission has not been sought in respect of the application building. However, permission was sought for the conversion of the building to the north to tourist accommodation under PA 06/2065 and the additional use of the main dwelling as tourist accommodation under PA 07/0634.

Representations

1. Highways and Traffic Division indicate that they do not oppose the application.

1. The Manx Electricity Authority seek communication from the applicant regarding the provision of electricity supplies to the site.

1. Manx National Heritage raise concern about the amount of change proposed to the building and seek a record being made of the building before any changes are made.

1. Andreas Parish Commissioners indicate that they do not oppose the application

Assessment

1. The building is attractive and can be converted to residential accommodation without significant changes as is demonstrated in the amended plans. The omission of the porch and domestic features assists this. There is also sufficient space to be able to accommodate the vehicular parking and outside amenity space required for the property. The scheme will also result in the removal of a sheeted modern building which presently detracts from the character of the rest of the group.

1. It is considered that the proposal complies with the provisions of General Policy 3 and Housing Policy 11 and as such is recommended for approval. A condition should be attached to suspend the provisions of the PDO and to require that a full photographic record of the building is undertaken prior to the commencement of any work to alter the inside or exterior of the building.

Party Status

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

1. Manx National Heritage is a statutory authority and as such should be afforded party status

1. The Manx Electricity Authority do not raise material planning considerations and as such should not be afforded party status in this case.

1. The Department of Transport Highways and Traffic 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: 19.01.2012

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 the conversion of the existing building to a dwelling as shown in drawings HLK/11/0411/1, HLK/0411/4 and HLK/0411/5 all received on 13th October, 2011 and HLK/11/0411/02A and HLK/11/0411/3A both received on 20th December, 2011.

C 3.

Prior to the commencement of any works to alter the building internally or externally, other than the removal of the agricultural building to the rear, a full photographic record of the building must be undertaken and approved by the Planning Authority.

C 4.

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).

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 : ...

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