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The application site is Barregarrow Chapel, Ballaleigh Road, Kirk Michael, a detached building situated on the corner of the Ballaleigh Road and the A3. There is currently a small area of lawn to the front and south side of the building whilst the rear and north side are immediately abutted by the adjacent field.
This application seeks approval for a single storey extension to the rear elevation to provide a kitchen and W.C. The application includes part of the adjacent field and as such would involve the change of use of this land. The application has been amended to show a revised red line following concerns raised by the executor of Mrs D Corlett who owned the field (see letter on file dated 21st march 2011).
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order which also shows the area as being Woodland although the site does not have any mature trees in it (see aerial photograph).
There have been no previous planning applications relating to this building.
Michael Commissioners do not object to this application.
The Highways Division does not oppose this application.
The owner/occupier of Rhenny Mooar Farm, Rhenny Road, Greeba wrote in on the 21st March 2011 setting out concerns that as Executor of Mrs D Corlett who is the owner of the land, they have not had a formal request to build on their land and that a gate way into the field is not shown on the plans. After the amended plans were re-advertised, the planning officer contacted interested party and it was confirmed that the red line no longer included the field access (see file note).
The main issues to be assessed in the determination of this application are whether the proposed development would harm either the character of the existing building or the amenity of the surrounding area.
The Building, whilst not Registered is nonetheless attractive and is something of a landmark in the immediate locality being situated on the corner of the Barregarrow crossroads on the A3 road. The extension has been designed with a pitched roof to match the existing structure and due to its scale, would read as a subordinate addition to the chapel. It is judged that the proposed extension would not harm the character of the building and would make it more functional.
For the reasons set out above it is also concluded that the extension would not cause any undue harm to the wider area where it would be seen as a sympathetic enlargement of the existing chapel.
Generally, extensions of curtilages into the countryside are not viewed favourably as they represent the erosion of the character of the countryside. Factors to consider include the scale of the land use change in area terms, the visual impacts that may arise and the justification for the change of use. In this case, the chapel cannot be extended to provide basic facilities without encroaching on to the field behind. It is considered that the amount of land that would be incorporated into the building's curtilage is reasonable, reflecting the minimum required to carry out the development and provide infrastructure such as soakaways and septic tank. Visually, the change of use would not be such as to cause unacceptable harm. It is relevant that the building is not a residential dwelling and as such clutter associated with domestic gardens is unlikely to litter the site.
The site no longer includes the field access from the A3 which was one of the main issues raised in the representation received.
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Michael Commissioners
The owner/occupier of Rhenny Mooar Farm, Rhenny Road, Greeba acts on behalf of the owner of the adjacent field.
Accordingly the following parties are not granted Interested Party Status:
The Department of Transport Highways and Traffic 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.
Recommended Decision: Permitted
Date of Recommendation: 25.07.2011
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 extension to chapel, Barregarrow Chapel, Ballaleigh Road, Kirk Michael as shown by BMC/1/11 received 24th June 2011.
C 3. The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 25/7/11
Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : Jennifer Chance Development Control Manager
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