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Application No.: 17/01261/B Applicant: Mr Roger & Mrs Sandra Barrs Proposal: Erection of detached double garage and WC extension to home office Site Address: Ballakewin Old Farmhouse Foxdale Road Ballasalla Isle of Man IM9 3ET Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.02.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This decision relates to drawings 1611 003A, 004, 201A, 202A all received on 5th December, 2017 and 1611 001A, 002A, 200C all received on 18th January, 2018.
_______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing dwelling, Ballakewin Old Farm: the applicant also owns with a field to the north which is outwith the residential. The site lies on
2.1 Proposed is the addition of an extension to accommodate a toilet on the office and the erection of a garage to the south of the building group. - 2.2 The extension will have a floor area of 2m by 2m with a lean to shallow pitched roof pitched at 15 degrees which will acceptably accommodate Redland Cambrian imitation slates. The office has a monopitched roof which slopes upward from the road and the existing lower annex to the south slopes the other way. The proposed annex will slope the same way as the main part of the building and its apex will tuck under that of the annex. - 2.3 The garage has a floor area of 7m by 6.4m which takes it outside of the dimensions allowed without planning approval under the Permitted Development Order. The building will have an eaves height of 2.3m and an overall height of 5.1m with a naturally slated roof pitched at 25 degrees. The building will be finished in smooth painted render. PLANNING POLICY
3.1 The site lies within an area not designated for development. Part of the field to the north is identified as of ecological interest and where there are Registered Trees. On the Isle of Man Planning Scheme (Development Plan) Order 1982 the site is designated as of high landscape value and scenic significance. On the draft Landscape Character Appraisal the site is within an area of Incised Slopes where the following advice is provided:
"Ballamodha, Earystane and St. Marks (D14) The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities.
Key Views Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons.
Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views."
"3.20 Implications of the Landscape Character Assessment Landscape Type: Uplands, Incised Slopes, Undulating Lowland Plain Landscape Area: E9 (Bayny-Carrickey), A2 (Southern Uplands), D14 (Ballamodha, Earystane and St Mark's), F8 (Poyll Vaaish and Scarlett Peninsula)
4.1 The main house was renovated under 89/00122/B and has had a number of applications for alterations and extensions since then including a tennis court (06/02048/B).
5.2 Highway Services comment that "The application is for the erection of a detached double garage and WC extension associated with an existing home office at Ballakewin Old Farmhouse, Foxdale Road, Ballasalla (opposite Glenmoar Road). There is currently off road parking for several vehicles and the proposed application will not increase traffic flow or parking at the site. The access/egress arrangements of the existing driveway will remain unchanged. Therefore, Highway Services does not oppose this application (21.12.17). ASSESSMENT - 6.1 Whilst there is a presumption against development in undesignated areas, there is an allowance for domestic structures without planning approval subject to certain requirements. In this case, a similar but smaller garage could be erected without planning approval and this would have a similar impact.
6.2 The extension to the office is modest and would not have any adverse visual or other impact as it has been designed to reflect the style and finish of the existing building and is a very modest addition providing very useful facilities. CONCLUSION - 7.1 The proposal is considered to be in accordance with Environment Policy 1 in that the development does not adversely affect the character or appearance of the countryside, or the protective policies of the Area Plan for the South and as such the application is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 21.02.2018 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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