Planning Officer Report

Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Planning Committee

Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PREVIOUS APPLICATION WAS CONSIDERED BY THE PLANNING COMMITTEE AND THIS IS A MODIFICATION OF THAT PERMISSION

The Site

1. The site is the curtilage of an existing dwelling, Ballabeg, which lies to the north of St. Jude's crossroads. The existing dwelling was a traditional Manx farmhouse with a footprint of 10.5m by 8m which included a catslide roofed annex which extended across the whole of the rear elevation and which also had a further rear single storey extension of an additional 4.5m by 4.7. The existing dwelling had a floor area of around 157 sq m.

1. Also on the site are outbuildings: one of these and another cottage are as part of the scheme, to be demolished along with the main house. Another larger outbuilding has planning permission for conversion to living accommodation (09/01807/B).

1. Planning permission has been granted under 10/1607 for the demolition of the existing cottage and its replacement by a new dwelling in a different location such that the new house will adjoin the outbuilding which has permission for conversion. This permission has largely been implemented but is not yet fully completed or the dwelling occupied. The previous application calculated the increase in floor area as being 77% larger than the existing (which was calculated as being 195 sq m). This calculation included the attached garage as it was an integral part of the proposed dwelling. This approach is consistent with that taken at a recent appeal, PA 11/00871/B at Bay View, Port Soderick, Braddan.

1. The site is around 0.4 hectares (almost one acre) and has vegetation around the perimeter but no formal garden.

The Proposal

1. Proposed is the erection of a replacement dwelling. The replacement building is very similar to what already has permission: the differences are largely cosmetic and only increase the footprint by the addition of two bay windows. What was previously an attic void is to be used as a bedroom with staircase access from the floor below - adding around a further 40 sq m of floor area, albeit not physically extending the building. The approved integral garage is to be converted to additional accommodation (confirming the appropriateness of including the garage as part of the floor area calculations in the first instance). It is relevant that this space

Application No.:	12/00203/B
Applicant:	Mr & Mrs Richard Barker
Proposal:	Erection of a replacement dwelling (Amendment to PA 10/01607/B) (Partial Retrospective)
Site Address:	Ballabeg Farm St Judes Road Andreas Isle Of Man IM7 3HF

could be used as habitable accommodation as there is no material change in the use of the space: the only development is the replacement of the approved garage doors with windows.

1. Also proposed are the installation of five rooflights - four in the rear pitch and one in the side of the garage block, the addition of a portico at the front, the addition of a chimney stack and additional windows in the south elevation and door in the western elevation.

Planning History

1. The most relevant recent decision is PA 10/01607 for the replacement of the dwelling as well as the approval for the conversion of the outbuildings to living accommodation (PA 09/1807). These are material considerations when assessing this current application.

Representations

1. The Highways Division indicates that it does not object to the application.

Assessment

1. The proposed changes are largely cosmetic and will not have any significant effect on the character or impact of the dwelling as already approved. The change from garaging to accommodation will only have material impact if a further garage was required. This could be controlled through the suspension of the Town and Country Planning (Permitted Development) Order 2005 which would, if this permission were implemented, allow the erection of a further garage 6m by 6m within the curtilage. The additional space created through the installation of a stair case and use of previously attic space will not add visibly to the massing or size of the building and is therefore considered to be acceptable.

Party Status

1. The local authority, Lezayre Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 23.03.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 permission relates to the erection of a dwelling as shown in drawings WL/12/1227/4, WL/12/1227/1A, WL/12/1227/2A all received on 9th February, 2012.

C 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 or any Order superseding this, no garage or extension may be erected without the prior permission of the Planning Authority.

C 4. Prior to the occupation of the dwelling, the hardstanding/driveway around the property must be completed to provide the required parking and turning provision.

C 5. Within one month of the occupation of the proposed dwelling, the existing buildings that are shown on the approved plans as being demolished, must be demolished.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made : A Committee Meeting Date : 2.4.12

Signed : S. O. H. A. M. A. T. Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☑ YES / ☐ NO