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The application site, Ballagawne Farm, Peel Road, Kirk Michael, is located on the northern side of the Peel Road.
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; however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Improvement to farm and out building access and creation of a new vehicular access – (07/00308/B) – pending decision
Approval in principle for the proposed conversion of outbuildings to living accommodation – (04/01614/A) – approved
Approval in principle for the conversion of existing range of farm buildings to a dwelling, with new driveway and access – (04/00842/A) – refused
The application proposes alterations and extensions to existing cottage to provide additional living accommodation. The submission proposes to remove the existing stores and pig pens which are in a poor state of repair and replace with the proposed single storey extension.
The extension would have a width of 11.6 metres, a depth of 5.1 metres and a ridge height of 4 metres. The extension will be built on the existing footprint of the existing buildings. The extensions external finishes will match the existing dwelling, slate roof and 200mm thick natural stonework.
Highways Division do not oppose the application subject to the imposition of the following conditions: Two no. off street parking spaces and an on-site turning facility shall be provided within the curtilage of the dwelling. A new farm access shall be provided which affords adequate visibility to vehicles entering and egressing the site. Upon construction of the new farm access, the existing farm access shall be permanently closed off.
The Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The proposed extension will not be viable from the public highway and would be in keeping with the existing properties and surrounding buildings. The extensions are on the same footprint of the existing outbuildings which are currently in a poor state of repair. I consider the extension will provide additional acceptable living accommodation for the dwelling and enhancing the appearance of the dwelling and the site as a whole.
Regarding the comments made by the DoT that the existing farm access should be closed upon construction of the proposed new access, I have discussed this as an option on site with the Applicant and the DoT, however the Applicant indicated that the existing access is used by farm vehicles and he does not wish for this access to be closed off. I consider accessing the site from this access is acceptable, but the major issue is with exiting the site. I consider that as exiting the site
from this existing access is very dangerous; users would use the proposed access to exist the site, rather than the existing entrance. I therefore consider the proposed condition by the DoT is not required.
For these reasons the proposals would seem appropriate in these locations 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:
Michael 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:-
The Manx Electricity Authority The Chief Fire Officer
Recommended Decision: Permitted
Date of Recommendation: 10.05.2007
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 approval relates to the submitted documents and drawings 06/2157/01, 06/2157/02 and 06/2157/03 all received on 16th February 2007.
C 3. In the interests of road safety two off street parking spaces and an on-site turning facility shall be provided within the curtilage of the dwelling
C 4. The external finishes of the extension must match those of the existing building in all respects.
C 5.
The roof(s) must be finished in dark natural slate.
N 1.
There are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) 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.
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 & GS6.
N 2.
The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
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 : 10/07
Signed : M. I. McCauley Director of Planning and Building Control
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