Officer Planning Report

Planning Report And Recommendations {{table:275879}} ### Considerations {{table:275875}} ### Written Representations ### Consultations {{table:275876}} {{table:275877}} {{table:275878}} ### Policy

Officer's Report

The site relates to Ballamoar Farm, which is to the west of Main Road, Lower Foxdale. The site consists of a dwelling, outbuildings and a number of fields (45 acres). The former railway line which is now a public footpath cuts through the farmland to the east of the dwelling. The footpath is at a lower level than the land to the west.

From the footpath, the building which it is proposed to develop is visible through the vegetation.

PA 03/1274 granted approval in principle for the conversion of and extension of the workshop building to the north east of the dwelling to provide guest/tourist accommodation.

This application seeks detailed approval for the replacement of the workshop with a chalet for use by guests/tourists.

The plans have been altered to omit the proposed new gravel driveway and the existing driveway through the building complex is to be utilised.

A 'L' shaped building is proposed to be sited in the position of the existing building. The size accords with the sketch plan submitted at review under PA 03/1274. The existing footprint is 26 sq metres and the proposed is 72 sq metres. % increase of 176%.

The building would be clad in brick and timber boarding and a landscaping scheme is proposed.

It is suggested that the existing structure cannot be converted and in any case very little would remain of the existing if extended.

SPMCE have objected – new development in the countryside. Highways have stated that there are no sightline information but a tree close to the access is now to be removed - it was involved in an accident and Forestry have apparently granted a licence for its removal because of this damage.

Whilst there is a presumption against development in the countryside, there are certain factors which need to be taken into account:

The AiP decision whereby it was determined that the building could form a useful tourist facility and being close to the house and only modest in size the Planning Committee was originally supportive.

The external difference in terms of rebuild compared to conversion would be little if any. Realistically, there would have been little of the existing building remaining if converted in line with the AiP.

The landscaping scheme should enhance the site as viewed from the railway line and should provide adequate screening around the building.

Recommendation - Approve

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 30.06.2005

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 approval relates to drawing numbers 181.1 and 181.2 Rev A.

C 3. All planting, seeding or turfing comprised in the landscaping scheme submitted must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the accommodation, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.

C 5. The accommodation shall be used either as tourist accommodation or for purposes ancillary to the residential use of the dwelling known as "Ballamoar Farm".

C 6. The building must be used only as tourist accommodation between 1st March and 31st October each year. It must be let to bona fide tourists only and each individual letting period must not exceed 4 weeks.

C 4. The roof(s) must be finished in dark natural slate.

Decision Made : _______________ Committee Meeting Date : 1-7-05