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The application site comprises the curtilage of a former mill building that is located within the Ballamona Estate in the Port Soderick area of Braddan.
The proposed development comprises the conversion of the mill building into a private residential dwelling.
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
REPRESENTATIONS Braddan Parish Commissioners have no objections to the planning application. The Department of Infrastructure Highways Division do not oppose the planning application.
The Isle of Man Water and Sewerage Authority do not oppose the planning application subject to condition relating to the submission of spillway detail.
The owners and/or occupants of Glebe Cottage, which is located in Maughold, express an interest in the planning application.
In terms of local plan policy, the application site is within a wider area of land that is designated as open space (agricultural) under the Braddan Parish District Local Plan.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. Housing Policy 11 states: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form. Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
The planning application seeks planning approval for the conversion of the mill building into a private residential dwelling. The proposal comprises of external alterations to the building, associated internal works to the building, landscaping works around the building and the creation of a pond adjacent to the building. The proposal was the subject of pre-application discussion and application site was visited prior to the submission of the planning application.
There is provision within planning policy, as set out by Housing Policy 11 of the Isle of Man Strategic Plan 2007, for the conversion of redundant rural buildings into other uses. This policy sets out six criteria to assess the acceptability of any proposed conversion. In terms of this building it is evident from site visit that the original use of the building is redundant, as the building is currently unused apart from general domestic storage. From site visit, pre-application discussion and submissions within the planning application it is evident that the building is substantially intact and is structurally capable of conversion. The building is of an age, design and interest that warrants its future preservation through conversion and subsequent continued use. It is of a suitable size to readily convert into a satisfactory dwelling and there are no significant extensions or alterations to the building proposed. The application site and building is located sufficient distance from existing surrounding properties so as not either adversely affect them or be adversely affected by them. There are no reasons why the proposed development cannot be provided with satisfactory services as such services are already available within the surrounding area.
Given the above it is concluded that the proposed conversion of the building accords with the provisions of the relevant planning policy. The choice of materials to be used in the proposed conversion are appropriate to the age and appearance of the building, which due to its location is not readily visible to the public. The proposed landscaping around the building is relatively modest and provides the building with an appropriate setting. The proposed pond, which reflects the original use of the building as a mill, is intended to provide greater amenity for the building and area. This pond does not harm public amenity and potentially adds visual value to the area. The creation of the pond lead to a requirement for a flood risk assessment, which was duly submitted and assessed by the Isle of Man Water and Sewerage Authority. Following discussions they are satisfied with the proposed development subject to the agreement of the construction details of the spillway prior to the works commencing. This is a matter that can be suitably dealt with by condition. The application site has more than sufficient space to accommodate on-site car parking requirements.
Overall, it is concluded that the proposed development accords with the relevant planning policy and does not adversely impact on public amenity, private amenity or highway safety. It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Braddan Parish Commissioners; and The Isle of Man Water and Sewerage Authority.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division; and The owners and/or occupants of Glebe Cottage.
Recommended Decision: Permitted Date of Recommendation: 06.09.2010
Conditions and Notes for Approval / Reasons and Notes for Refusal
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 drawing no.s 918P002, 918P003, 918P100, 918X001, 918X002, 918X003 and 918X100 date stamped the 11th March 2010.
C 3. Prior to the commencement of development, construction details of the spillway must be submitted to and agreed in writing by the Planning Authority.
N 1. In respect of condition no. 3 the developer is advised to discuss specific requirements directly with the Isle of Man Water and Sewerage Authority prior to making any associated submission to the Planning Authority. It should be noted that the Planning Authority will consult with the Isle of Man Water and Sewerage Authority as part of the assessment of submitted construction details of the spillway.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 16/9/10
Signed : [Handwritten signature] Senior Planning Officer
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