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The application site comprises of a former stable and mill building, now converted for residential use, which is located in the Ballajora area of Maughold.
The proposed development comprises of the erection of a porch onto the front elevation and a single storey extension on the rear elevation of the property. The proposal includes solar panels on the single storey rear elevation.
The application site has been the subject of a number of previous planning applications that are considered specifically material to the assessment of this current planning application.
Planning application 98/01333/B sought approval for the conversion of the outbuilding to a holiday cottage with external alterations. This previous planning application was initially considered and approved on the 4th November 1998, with the initial approval decision notice issued on the 30th November 1998.
Planning application 04/00700/C sought approval for the change of use the existing holiday accommodation to a residential unit. This previous planning application was initially considered and refused on the 27th May 2004, with the initial refusal decision notice issued on the 2nd June 2004. At review the Planning Committee resolved to reverse the initial decision, with the review approval decision notice issued on the 29th July 2004. A
subsequent appeal against the approval was dismissed by the Minister, in agreement with the recommendation of the appointed Planning Inspector, with the appeal approval decision issued on the 7th January 2005.
Planning application 05/01845/B sought approval for alterations and erection of a porch to the front elevation and erection of an extension to the rear elevation. This previous planning application was initially considered and refused on the 9th December 2005, with the initial refusal decision notice issued on the 15th December 2005. At review on the 3rd March 2006 the Planning Committee resolved to confirm the initial decision, with the review refusal decision notice issued on the 9th March 2006. A subsequent appeal against the refusal was dismissed by the Minister, in agreement with the recommendation of the appointed Planning Inspector, with the appeal refusal decision issued on the 21st July 2006.
Maughold Parish Commissioners object to the planning application on the grounds of previous planning applications and the impact on the adjacent dwelling.
The Isle of Man Fire and Rescue Service recommend refusal on the grounds that the means of escape in the event of fire are considered unsafe.
The Society for the Preservation of the Manx Countryside and Environment express concerns that the proposed development does not sufficiently address the issues of the previously refused planning application.
The owner and/or occupant of Seacliffe, which is located in Braddan, supports the use of solar panels within the proposed development.
The application site is not designated for any specific purpose under the 1982 Development Plan Order and, as such, it is considered that the application site represents an existing dwelling located within the countryside.
The building was converted into habitable accommodation in accordance with Planning Circular 3/89.
The development proposed by this current planning application basically represents a revision of the proposed development previously refused through planning application 05/01845/B. The current proposal attempts to address the previous reason for refusal, which was primarily the extent of alteration and extension of the building.
The addition of a porch onto the front elevation is deemed unobjectionable as this addition, which will dramatically aid the weatherproofing of the building, is a modest extension and has limited impact. As regards the extension onto the rear elevation it is concluded as the proposal reduces the extent of development from that previously proposed and that the elevation is relatively hidden from public view that on balance the level of extension is acceptable. As identified by the appointed Planning Inspector into the refusal of previous planning application 05/01845/B the needs of the applicant could be achieved by a more modest scheme than previously approved. It is considered that this current scheme achieves this in a sensible manner. The use of renewable energy sources is something that should be encouraged by the Department.
Domestic fire precaution measures as covered by building regulations and are not a material planning consideration. Therefore, the objection from the Isle of Man Fire and Rescue Service cannot form grounds for refusal of the planning application.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Maughold Parish Commissioners.
It is considered 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:
The Isle of Man Fire and Rescue Service; The Society for the Preservation of the Manx Countryside and Environment; and The owner and/or occupant of Seacliffe
Recommended Decision: Permitted Date of Recommendation: 11.01.2007
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 drawing no.s 01, 04, 05 and the solar panel details date stamped the 8th November 2006.
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: 11.01.2007 Signed: M. I. McCauley Director of Planning and Building Control
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