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Application No.: 20/01244/B Applicant: Mr Roger Barrs Proposal: Installation of a replacement roof and rear wall to storage barn Site Address: Ballakewin Old Farm Foxdale Road Ballasalla Isle Of Man IM9 3ET Planning Officer: Mr Paul Visigah Photo Taken: 25.11.2020 Site Visit: 25.11.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.01.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: To avoid disturbance or injury to spawning fish, or to the spawn and fry of fish downstream of the development, during the season in which they are most at risk.
Reason: to ensure that the water course is not adversely affected by the discharge of harmful materials such as concrete or washings entering the waterway.
Reason: to allow DEFA fisheries to provide advice on a suitable approach to construction, in order to reduce the possibility of injury or disturbance of fish within the river.
Overall it is concluded that the planning application accords with the provisions set out in Environment Policies 1 and 2 and General Policy 3 of the Isle of Man Strategic Plan 2016.
This permission relates to the Structural Report by Curtins Consulting Ltd, and Drawing Nos. 20/20/01 (Location Plan & Survey) and 20/20/02 (Proposal), all date stamped and received on 23 October 2020.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of an existing dwelling, Ballakewin Old Farm: the applicant also owns with a field to the north which is outwith the residential. The site lies on the western side of the A3 Foxdale Road to the south of Athol Bridge which allows the Silverburn to pass under the road and run along the rear of the existing barn on the site. - 1.2 The site accommodates a dwelling with a detached single storey home office and a barn which abuts the highway (the subject of the current application). Access into the site is via a long lane which turns through ninety degrees to join a minor road which links the A3 with the B41 Grenaby Road. The buildings are visible from the highway above the existing stone roadside wall.
2.0 THE PROPOSAL - 2.1 The proposal seeks planning approval for installation of a replacement roof and rear wall to storage barn. - 2.2 The works would involve:
The southern elevation wall of the barn has become unsafe and at risk of collapse. Heavy rains could result in scouring of the stream bank and further loss of material below the walls, ultimately resulting in failure of the southern wall and possible collapse of the two adjoining gables. With the eastern gable already exhibiting a bias towards the highway, there is a distinct possibility of the gable wall partially collapsing onto the highway.
Curtins recommend that the southern wall be demolished and rebuilt, the roof structure be repaired and that all vegetation be removed from the dwelling.
3.0 PLANNING POLICY - 3.1 The site lies within an area not designated for development. Part of the field to the north is identified as of ecological interest and where there are Registered Trees. On the Isle of Man Planning Scheme (Development Plan) Order 1982 the site is designated as of high landscape value and scenic significance. On the draft Landscape Character Appraisal the site is within an area of Incised Slopes where the following advice is provided:
"Ballamodha, Earystane and St. Marks (D14) The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities.
Key Views Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons.
Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views."
"3.20 Implications of the Landscape Character Assessment Landscape Type: Uplands, Incised Slopes, Undulating Lowland Plain Landscape Area: E9 (Bayny-Carrickey), A2 (Southern Uplands), D14 (Ballamodha, Earystane and St Mark's), F8 (Poyll Vaaish and Scarlett Peninsula)
3.2 The following policies within the Isle of Man Strategic Plan would also be vital in the assessment of the application: - 3.3 Environment Policy 7: Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which would not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria:
3.4 General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
3.5 Environment Policy 1:
"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix
3.6 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: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential. PLANNING HISTORY - 4.1 The application site has been the subject of five previous planning applications none of which are considered to be materially relevant to the current application. - 5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in the letter dated 20 November 2020.
5.2 DEFA Fisheries have made the following comments regarding the application in a letter dated 20 November 2020:
A completed 'Development within 9m of a Watercourse' form has been received in relation to the above application. Fisheries, DEFA has no objection to this proposal providing the following conditions are met:
The applicant is advised to contact Fisheries (tel. 685857, or email [email protected]) to discuss method statements and arrange an initial advisory site visit, should the proposal be granted planning approval. As detailed on the attached information sheet, DEFA does not charge for an initial site visit or review of method statement but there is a charge for relocating fish prior to river works. This is likely to be deemed necessary due to the nature of the proposed works on a section of stream, which may contain fish, including trout and eels.
5.3 Malew Commissioners have indicated that they have no objection to the application in a letter dated 17 December 2020.
6.1 The key issues to consider in the assessment of this planning application are the impact of the reconstruction of the wall and replacement of the roof on the appearance of the building, the site, and the locality, as well as the impact on the surrounding vegetation and abutting watercourse.
6.2 The proposed reconstruction of the section of walling (southern) and new roof structure with covering would inevitably improve the structural stability of the wall and roof of the barn. As already mentioned in Paragraph 2.4 of this report, the present stability of the wall is deteriorating and is close to collapsing. It is also noted that the proposed stone facing finish of the wall on the dense cavity blockwork would match the other elevations of the barn. Therefore, the development proposed would without doubt improve the appearance of the property. - 6.3 Similarly, it is considered that the works will be barely noticeable from a public perspective, given the thick vegetation along the highway that abuts the site and the changing topography along the highway which would limit views to the proposed works unless when directly in front of the site. Besides, the proposed works would be in keeping with the site context which is predominantly traditional and would not detract from the character of the broader site area which is predominantly wooded. As such, it is not considered that any of the works will have a significant impact on the effect on the property and the broader site area. - 6.4 Whilst it is noted that the new roof cover would not be an exact replacement of the existing natural slate roof, the replacement corrugated fibre cement roofing sheets would not detract from the appearance of the existing roof on the barn which is also corrugated. As well, the removal of any of the surrounding vegetation within the site (that have grown into the structure of the barn) would not have detrimental impacts on the surrounding landscape and would ensure that the barn which forms part of the landscape is preserved; complying with EP1, EP2 and GP3. Therefore, it is concluded that the design of the proposed roof which would mirror the pitch and resemble the finishing on the existing roof, as well as the finishing of the rear wall is well-considered and would not have detrimental impacts on the visual characteristics of the surrounding area. - 6.5 With regard to possible impacts on the abutting water course, no concerns have been raised regarding the proposed scheme. However, appropriate conditions would be imposed to ensure that the development does not have detrimental impacts on the Silverburn watercourse which runs along the site and has the potential to house fish, including trout and eels.
7.1 The proposal is considered to be in accordance with Environment Policy 1 and Environment Policy 2 in that the development does not adversely affect the character or appearance of the countryside, or the protective policies of the Area Plan for the South and as such the application is supported. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
8.2 The decision-maker must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given interested person status.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 08.01.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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