Officer Planning Report

Application No.: 06/01077/R Applicant: Mr & Mrs R Morris Proposal: Retention of and completion of works to convert existing barn and outbuildings into a dwellinghouse and ancillary accommodation, and erection of a two storey extension to barn. Site Address: - Barn - The Glaicke - Glen Road - Ballaugh - Isle Of Man - IM7 5JG ### Considerations - Case Officer: Mr Ian Brooks - Photo Taken: - Site Visit: - Expected Decision Level: Delegation ### Written Representations ### Consultations - Consultee: Highways Division - Notes: - Consultee: Ballaugh Parish Commissioners - Notes: No Objections - Consultee: Chief Fire Officer - Notes: - Consultee: Manx Electricity Authority - Notes: - Consultee: IOM Water Authority - Notes:**

Officer’s Report

SITE

• The application site relates to ‘Glaicke Barn’ and outbuildings, Glen Road, Ballaugh
• To the north east of the application site is a stream running along the boundary of the site.

• On the opposite side of the ford is the property of 'The Glaicke'
• The site is within an area not zoned for development

Proposed Development

• The application is seeking permission for the retention of and completion of works to convert existing barn and outbuilding into a dwellinghouse and ancillary accommodation and the erection of a two storey extension to barn.

Planning Status And Relevant Policies

• Isle of Man Planning Scheme (Development Plan) Order 1982
• Planning Circular 3/89 – Renovation of buildings in the countryside.

Planning History

• 03/01433/B – Conversion and extension of barn to a single dwelling and conversion and extension of outbuilding to ancillary elderly person and staff accommodation – granted 16th December 2003
• 06/00406/B – Amendments to approved conversion and extension of barn and outbuilding to dwelling and ancillary accommodation (03/01433/B) – Withdrawn

Representations

• Ballaugh Commissioners – No objection.
• Highways Division – No comments have been received
• MEA have commented that the applicant should contact them with regard to works in vicinity of cables/overhead lines.
• IoM Water Authority advises the applicant to contact them about water connection.
• IoM Fire Rescue Service recommends the installation of mains wired smoke detectors

Assessment

• Condition 3 of the Planning Permission 03/1433/B states that "This approval relates to (a) the conversion and extension of the main barn to form a single residential dwelling and (b) the conversion and extension of the adjacent outbuilding to form additional living accommodation to be used ancillary to the enjoyment of the main dwelling. The latter must not be used as a separate residential unit.

This approval does not allow for the demolition and rebuilding of any part of the existing buildings"

• The applicant has been advised that rebuilding work on the site has taken place which is contrary to condition 3 of the permission.
• Furthermore, Condition 7 of the same planning permission stated "Prior to the commencement of works additional of details must be submitted to demonstrate (a) how the glazing features on the gable elevations are to be tied into the roof structure and (b) the detailing of the sections of the proposed glazing bars"
• No details had been submitted prior to the works commencing on the site.
• This application is to regularise the breaches incurred by the applicant.

• The applicant is in the process of re-building a small section of the adjacent outbuilding in the same location. However, it will have a different roof design to approved plans. The applicant has submitted photographic evidence of the building prior to any works. Most of the building is covered in ivy to assess the state of the building and the exact roof design. The applicant has indicated the section of building was poor and has decided to rebuild it to the same design of prior to demolition and not to the approved plans. I would have raised serious concerns had the demolition involved resulted in the complete demolition of the outbuilding. However, considering it is only a small section of the building which was to be extended. I consider the proposed alterations and rebuilding of part of the building to be acceptable and would not adversely affect the character and appearance of the locality.

• In the previous permission, it was accepted that the single storey extension was not 'essential' and that it was modest in size compared to the rest of the barn. The only difference now is to change it from a single storey extension to a two storey extension. Again the extension is not essential. However, it is modest in size compared to the rest of the barn and set to the rear. Furthermore, the application is proposing to extend the mono-pitch roof on the north-western elevation of the barn. I feel this is relatively minor and would not impact on the character and appearance of the barn. I therefore consider the proposed extensions will not adversely affect the visual amenities of the locality.

• There are other minor elevational changes being proposed to barn and outbuildings which do not materially change the appearance of the building to a significant degree, which do not warrant a refusal.

• In relation to the details of the windows, the agent has provided plans of how the window will tie into the roof. The applicant has submitted samples of the glazing bars. I consider the submitted details to be acceptable.

Recommendation

I therefore recommend that planning permission be granted for the above reasons.

Party Status

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

Whilst MEA, IoMWA and the IoM Fire and Rescue Service represents a statutory authority, the points raised in correspondence relate to Building Control matters and not planning and as such should not be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 16.11.2006

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. This permission relates to the retention of and completion of works to convert existing barn and outbuildings into a dwellinghouse and ancillary accommodation, and erection of a two storey extension to barn as shown in drawing numbers 06/52/01, 06/52/02, 06/52/03 and 06 52/04 date stamped 26th June 2006, en mail from Brian Woodard dated 20th September 2006 and letter from Richard Morris dated 12th October 2006. and the information contained in the

C 2. All existing and new stonework must be retained as such and must not be rendered, painted or similarly treated.

C 3. The roof(s) must be finished in dark natural slate.

C 4. All new windows and doors must be timber framed.

C 5. All rooflights must be heritage style.

C 6. 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.)

N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.

N 2. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.

N 3. The applicant is advised that there are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.

The applicant is also advised to contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : 17/11/06 Signed : M. I. McCauley Director of Planning and Building Control

Decision Made : Permitted Date : 17/11/06 Signed : M. I. McCauley Director of Planning and Building Control

16 November 2006

16 November 2006