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The application site comprises the curtilage of a complex of stone barns located within the Ballamona Estate in the Port Soderick area of Braddan.
The proposed development comprises the conversion of the stone barns into an estate office with various facilities for the overall Ballamona Estate.
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.
The Department of Environment, Food and Agriculture's Senior Biodiversity Officer expresses an interest in the planning application. They suggest the potential presence of bats within the application site and recommend that a bat survey is undertaken.
In terms of local plan policy, the application site is within a wider area of land that is designated as wood under the Braddan Parish District Local Plan. Whilst the area surrounding the application site contains significant tree coverage it can be seen that there are no significant trees within the application site.
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 stone barns into an estate office with various facilities for the overall Ballamona Estate. The proposal was the subject of pre-application discussion and application site was visited prior to the submission of the planning application. As can be seen 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 those six criteria 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. The proposed use is associated to the overall operation and continuing development of the wider Ballamona Estate. As regards the structural status of the buildings it can be seen that the barns contained within the application site are substantial linked stone barns of significant character. Although they are not publicly visible there is good reason to seek their retention and continued use through conversion. However, following assessment by appropriately qualified engineers it has been established that part of the overall building is structurally unsound. On site this is evident from previous buttressing work that has been done to this specific section of the building. Whilst Housing Policy 11 does not welcome the rebuilding of buildings as part of their conversion it can be seen that in this instance the demolition of the unsound part of the building and partial conversion of the remainder would intrinsically alter the appearance and value of the overall building. As such, on the basis that the rebuilding would maintain the overall character and appearance of the building and that the external finish of the rebuild section will match the original building it is considered that there is sufficient exceptional circumstances to justify this element of the proposed development. That point is intrinsically linked to the buildings being of an age, design and interest that warrant its future preservation through conversion and subsequent continued use. They are of a substantial size, with the proposed development does not significantly extend the buildings beyond their original size, and able to satisfactorily accommodate the proposed use. 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 is acceptable. The choice of materials to be used in the proposed conversion are appropriate to the age and appearance of the buildings, which due to its location is not readily visible to the public. The application site has more than sufficient space to accommodate on-site car parking requirements. Other issues included the potential presence of bats within the application site being raised by the Department of Environment, Food and Agriculture's Senior Biodiversity Officer, which lead to the undertaking of a bat survey by the Manx Bat Group. This survey concluded that there was no significant evidence to indicate that the buildings were being used by bats.
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; The Isle of Man Water and Sewerage Authority; and The Department of Environment, Food and Agriculture's Senior Biodiversity Officer.
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.
Recommendation
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 916P003, 916P100, 916P300, 916X001, 916X002, 916X003, 916X100 and 916X300 date stamped the 11th March 2010.
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 : [Signature] Senior Planning Officer
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