Loading document...
Application No.: 09/00541/A Applicant: Mrs Lesley Clayton Proposal: Approval in principle to convert store / outbuilding into a dwelling and removal of remaining outbuildings Site Address: Outbuildings / Barn Drumain Farm Ballaragh Laxey Isle Of Man ### Considerations Case Officer: Mr Chris Balmer Photo Taken: Site Visit: Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Lonan Parish Commissioners Notes:** Defer till after 13th May. 14.05.09 - Approve
SITE The application site forms the curtilage of Outbuildings / Barn, adjacent to Drumain Farm, Ballaragh, Laxey, located on the north-western side of the Ballaragh Road and north of Laxey Village. Within
the curtilage of the site there are a number of buildings, these include a single storey store, and two steel framed barns.
The application site is within an area recognised as being an area of 'residential' under the Laxey and Lonan Area Plan. The site is not within a Conservation Area; however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
Environment Policy 2: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
The following previous planning applications are considered relevant in the assessment and determination of this application:-
Creation of driveway and vehicular access - Drumain Farm - 09/00456/B - PENDING CONSIDERATION Approval in principle for the erection of a bungalow - 07/00150/A - Field 610760, Ballaragh Road, Laxey - REFUSED (A) Construction of Granny Flat with garage under; and (B) extensions to existing dwelling and new farm outbuildings - 84/01162/B - APPROVED
PROPOSAL
The application seeks approval in principle to convert store / outbuilding into a dwelling and removal of remaining outbuildings.
REPRESENTATIONS
Lonan Parish Commissioners:-
"Approve"
Highway Division do not oppose subject to the imposition of the following conditions:-
"Off street parking spaces to be provided in accordance with the IOM Strategic Plan.
Access drive arrangements to permit a motor car to turn around within the site so that a vehicle can emerge from the site in a forward gear are not demonstrated.
Visibility splays of 36m x 2m at the point of access. Splays shall be kept clear of any object, vegetation, or other obstructions of a height exceeding 1.05m above the land of the adjacent carriageway."
The owners/occupiers of Booilley Vooar, Ballaragh, Laxey, initially had objected to the application which can be summarised as; no objection to the removal of the existing barns; and concerns of new access and surface run-off (AP 09/456). However, the applicant has been in discussion with the neighbour, and now they have withdrawn their objection to the proposal as long as the drainage proposals indicated are carried out.
The owners/occupiers of Gwendra, Ballaragh, Laxey, have objected to the application which can be summarised as; the application does not comply with the area plan nor would it be classed as infill; poor infrastructure in the area; the water table is a real problem and further hardstanding could cause further problem of flooding to the properties east of the site; and the site is within an area of High Landscape or Coastal Value and Scenic Significance. However, the applicant has been in discussion with the neighbour, and now they have withdrawn their objection to the proposal as long as the drainage proposals indicated are carried out.
Residents of Glebe Cottage, Kirk Maughold, have comment to the application which can be summarised as; is the barn redundant; and it should be made clear that no further agricultural buildings will be permitted.
A resident of Seacliffe, Old Castletown Road, Ballaveare, Braddan has commented which can be summarised as; contrary to general policy 3, except paragraph (c) and the removal of the building could be done regardless of the conversion.
The Authority has received no other privately written representations objecting to the application.
The site is within an area zoned for residential use and not within an area of open space/agricultural. Generally conversion of properties comes under Housing Policy 11. However, in this case given the
9 September 2009
zoning of the site General Policy 2 is the relevant policy for consideration as Housing Policy 11 only deals with areas not zoned for development.
The site was once until recently a farm holding; however, since the passing of Mr Clayton the farm operation has ceased, therefore the existing agricultural barns are not required.
Dealing with the principle of development, given the site is zoned for residential use, the principle of residential use on this site is accepted, whether this is the conversion of the existing building or the construction of a new dwelling.
The curtilage of the application site and of the existing dwelling (Drumain Farm), both properties would be left with adequate external amenity space (garden) and more than enough provision for parking and turning facilities.
The proposal would be beneficial to the appearance of the area and the site, given the application proposes the removal of two steel framed agricultural barns, one of which is in a very prominent position to the adjacent public highway, given it's proximity and given the sites ground level is significantly higher than road level (see attached photograph).
As the application is only in principle, it is not possible to give a full and proper assessment of how the converted dwelling could impact upon the neighbouring residential amenities. However, it is reasonable to consider given the distance and the orientation the proposal would be with Drumain Farm, the proposal could be designed not to have an adverse impact upon the residential amenities, either through overlooking, loss of light and/or an overbearing impact.
It is important to consider application 09/00456/B - Creation of driveway and vehicular access at Drumain Farm. This application is still pending a decision, and proposes the creation of a new access to the existing property (Drumain Farm), therefore the existing entrance would form part of the proposed converted dwelling.
Given the applicant owns both sites it is considered a condition could be attached which requires the new access be completed to the required standards prior to the occupation of the new converted dwelling. However, in this case it is considered acceptable for the Drumain Farm and the proposed dwelling to share the existing access. Whilst as far as residential amenities are concerned, it would be better for each dwelling to have a separate access, in this case it is not considered the sharing would have an unacceptable impact upon the amenities of either property. Therefore whether application 09/00456/B is undertaken or not, it is considered both properties can be adequately accessed.
The existing dwelling is serviced, and therefore it is reasonable to expect the proposed dwelling could also be serviced.
RECOMMENDATION
Overall, it is considered the proposal would comply with The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report, accordingly, it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Department of Transport Highways Division Lonan Parish Commissioners
9 September 2009
It is considered that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The owners/occupiers of Booilley Vooar, Ballaragh, Laxey The owners/occupiers of Gwendra, Ballaragh, Laxey Residents of Glebe Cottage, Kirk Maughold A resident of Seacliffe, Old Castletown Road, Ballaveare, Braddan
Recommendation Recommended Decision: Permitted Date of Recommendation: 10.08.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
C 2. The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
C 3. The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the latter.
C 4. Off street parking spaces to be provided in accordance with the Isle of Man Strategic Plan.
C 5. Visibility splays of 36m x 2m at the point of access. The splays shall be kept clear of any object, vegetation, or other obstructions of a height exceeding 1.05m above the land of the adjacent carriageway.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted
Date : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Signed : ______________________________ Senior Planning Officer
9 September 2009 09/00541/A Page 6 of 6
Copyright in submitted documents remains with their authors. Request removal
