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The site represents the farmland associated with the land farmed at Ballamodha Mooar by Mr. and Mrs. Coole who live at Ballamodha Mooar but who do not own the building. The land lies to the north of the western end of the Bayrauyr (B30) between The Gate and the Ballamodha Straight (A3). The
farmland is divided into land which is owned by the applicant, defined in red, and land which is rented, to the south of the site.
The site lies within an area designated as "white land", that is not designated for development.
Planning permission was granted in principle for the erection of a farm worker's dwelling under PA 05/0512 roughly in the location now proposed. Previously planning permission had been granted for Mr. and Mrs. Coole on the other side of the road (PA 01/01188). The extant approval in principle requires that the existing sheds at the western end of the site are demolished and the new dwelling should be a traditional Manx farmhouse in accordance with policies 2-7 of Planning Circular 3/91.
Proposed now is the creation of a new dwelling and access from the Bayrauyr. The access is 50m from the curtilage of The Gate, an existing dwelling to the north east of the site and the new lane goes northward by around 190m to a new farmhouse. Also a new agricultural building is proposed to the northeast of the new farmhouse and demolition of two of the existing farm buildings on the west of the site, and the retention of one of the buildings which is in reasonable condition.
The new house is to be two storey: 12m in frontage with a single storey annex on one side to accommodate a sun lounge. The house is to be 8.4m deep with a small single storey annex at the rear to provide a utility room. The footprint compares with the traditional Manx farmhouse in the Circular of 11m by 5.5m. This in my view is not unreasonably large and appears to comply with the provisions of the Circular.
The new agricultural building is to be 32m by 15m and will be orientated north-south and will be 30m from the new dwelling and some 140m from the rear boundary of "The Gate".
The property is a traditionally designed and attractive new dwelling and in my view complies with both the provisions of the approval in principle and 3/91. Whilst there are concerns regarding the size of the property, from the local authority and from the Society for the Preservation of the Manx Countryside and Environment, I do not see how the property could be much smaller without losing its traditional proportions. There are four bedrooms of typical size, but none are en-suite and there are two bathrooms and insufficient space within the attic for habitable accommodation.
Whilst the occupants of Esperance (shown on the plans as The Gate) express concern regarding the agricultural building - its size and impact on their property, their suggestion that the building, should it be needed, should be located where the existing agricultural buildings are, this would be some distance from the new house and severance in the future would be much easier and the occupation of the dwelling disassociated from agriculture were the building to be moved. The building would also be potentially just as close to the existing residential properties on the Ballamodha unless the agricultural building were moved into the field which would make it more apparent in the landscape and not as easily associated with a building group which is generally the aim of the Department in respect of new buildings in the countryside. The building is in any case some 140m from this property with the gable end facing (ie not the longest length). The building is generally as shown in the approval in principle (PA 05/0512).
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.
The Society for the Preservation of the Manx Countryside and Environment is not directly affected by the proposal and should not be afforded party status in this case.
Whilst the Isle of Man Water Authority are a statutory authority, the points raised in correspondence relate general practice notes not material planning matters and as such should not be afforded party status in this instance.
The occupants of "Esperance" live alongside the site and whilst I do not consider that they are adversely affected by the proposal, they are directly alongside and as such should be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 18.10.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 erection of a farm dwelling and building, together with access and lane all as shown in drawings reference HLK/06/0122/01, HLK/06/0144/2, -/3, -/4 and -/5 all received on 3rd August, 2006.
C 3. The building must only be used for agricultural purposes.
C 4. The occupation of the proposed dwelling(s) must be limited to persons whose employment or latest employment is or was in agriculture in the Island and including the dependants of such persons as aforesaid.
C 5. The roof(s) must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority PRIOR to the commencement of works.
C 6. The new access must be constructed as shown in the approved drawings, complete with visibility splays prior to the commencement on the construction of the new dwelling.
N 1.
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.
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 : 24/10/06
Signed : M. I. McCauley Director of Planning and Building Control
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