Officer Planning Report February 2007

Planning Report And Recommendations {{table:149724}} ## Site The application site East Ballabane, Andreas, consists of a barn, dwelling, garages and a former cow house which is the building the submissions deals with. East Ballabane is located on the northern side of the A10 road, west of Ballabane Farm and is northwest of Bride Village. ## Land Use Zoning / Planning Policy The application site is within an area recognised as being an area of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, or within an area zoned as high landscape value. - Isle of Man Planning Scheme (Development Plan) Order 1982 - Planning Circular 3/89 – Renovation of Buildings in the Countryside - Planning Circular 3/91 – Guide to the Design of Residential Development in the Countryside. ## Planning History Erection of agricultural building (02/00403/B) - approved Erection of conservatory and installation of two new windows (99/02292/B) – approved Extension to agricultural building (94/00044/B) - approved ## Proposal The application proposes the conversion of redundant cow house into holiday accommodation. ## Representations Andreas Parish Commissioners have no objection Highways Division do not oppose The S.P.M.C. & E, have commented on the planning application which can be summarised as the building is built of traditional materials and is 'borderline' whether it has particular architectural, historic or social interest, the conversions makes good use of the space and requires no extensions, if the planning dept considers the proposals satisfies Planning Circular 3/89 the society will not object. We have received no privately written representations objecting to the application. ## Assessment / recommendation Planning Circular 3/89 – Throughout the Island there are examples of buildings which are no longer suitable or needed for their originally intended use. This Circular addresses the subject of the renovation of, and alternative uses for, such buildings where they are sited in the countryside. Paragraph 2 of Planning Circular 3/89 states that:- "In general, it is considered that it would be not only appropriate but also beneficial to public amenity to renovate, and if necessary, find alternative use for, redundant buildings in the countryside which:- (a) are Registered or worthy of Registration; or (b) are otherwise of particular architectural, historic, or social interest; or (c) contribute beneficially to the character of the countryside as viewed from highways, footpaths, or other places accessible to the public. Such buildings must be substantially intact, and structurally capable of renovation." Paragraph 3 of Planning Circular 3/89 states that:- "Redundancy must be established by the applicant for planning permission, who should address, and produce evidence to substantiate, the following points:- (a) the nature of the last active use of the building, and the period that has elapsed since that use; and (b) the reasons for the building being no longer suitable for, or needed for, its original use; where appropriate, the guidance and support of the relevant Department of Government, such as the Department of Agriculture, Fisheries and Forestry, should be obtained." It is considered that the building now the subject of this application, is complies to the provisions of the Circular, whilst the buildings are located adjacent to the road, and are therefore slightly visible, it is considered that the building does have a particular architectural interest and would make a acceptable unit for tourist accommodation. The conversion would result in some additional doorways, window openings (front elevation) and the installation of heritage style roof lights (rear elevation). In my opinion the alterations to the building would be acceptable and be of acceptable design and not out of keeping of the traditional appearance of the building and therefore comply with Planning Circular 3/91. An additional benefit with the conversion is the demolition of the dairy, which is a recent rendered extension which has a detrimental impact upon the cow house. For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval. I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Andreas Parish Commissioners Highways Division I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:- S.P.M.C. & E ### Recommendation Recommended Decision: Permitted Date of Recommendation: 08.02.2007

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. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the submitted documents and drawings HLK/06/0312/1, HLK/06/0312/2, HLK/06/0312/3 and HLK/06/0312/4 all received on 30th November 2006.

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

N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49

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 : 15/2/07

Signed : M. I. McCauley Director of Planning and Building Control