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The site represents the curtilage and land associated with Ballakilley Farm, a traditional grouping of farm buildings located on the eastern side Church Road (A29) which runs from Rushen Primary School and Ballakillowey.
The farm group lies within an area of Woodland on the Arbory and East Rushen Local Plan and the remainder of the land to the south is designated as "white land" on the Isle of Man Planning Scheme (Development Plan) Order 1982.
Planning permission was granted for the conversion of redundant farm storage buildings into three dwellings under 04/0669.
Now proposed is a revision to the approved conversion scheme.
The access road within the site does not extend all the way around the buildings as it did in the previous scheme which reduces the impact of the proposal on the trees on the site. The conversion of the western-most building no longer involves an extension on the outer face of the courtyard and a different inner annex (less wide than that approved previously).
This application proposes changes only to one length of the courtyard, that on the western end: the remainder of the conversion scheme will remain as approved under PA 04/0669 unless otherwise amended by a further application which may be proposed, as was indicated by the applicant at a pre-submission meeting.
The new window apertures in the western elevation are much larger than either those previously proposed and the existing openings of which there are few in this side of the building. This may compromise the structural stability of the building.
The roofline is no longer to be raised as was previously proposed and with a new split level element, which retains the group feel of the barns rather than a group of individual elements in a series of terraces.
Also proposed is a different arrangement for access, with an in and out system as recommended by Department of Transport Highways and Traffic Division.
Rushen Parish Commissioners have no objections to the application
Isle of Man Water Authority raise no objection subject to the inclusion of standard note 1 (SN22)
I raised the issue of the larger apertures with the applicant’s architect. He has responded by providing further information thereon in the form of illustrations of how the apertures will be treated. Hey also confirm that structural engineers will be engaged throughout the period of work on site and that the existing building will be propped up and supported with steelwork when works are ongoing. The photographs show how large apertures have been sympathetically treated in another conversion and I would agree that with the use of appropriate materials and section of frames, the treatment of the aperture rather than its size per se, is more important. All window frames are to be stained wood which is appropriate in this instance.
I would recommend that as statutory consultees, the local authority and Department of Transport should be afforded party status and that Isle of Man Water Authority and the Fire Prevention Officer as statutory undertakers should also be afforded such status.
Recommended Decision: Permitted
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 permission relates to the conversion of the outbuilding to residential accommodation together with provision for landscaping and access all as shown in drawings reference 1.1474.P01, -P02, -P03, -P04, -P05 and -P06 all received on 26th January, 2006.
C 3. This approval relates to the conversion of the existing fabric and does not grant any permission for new or replacement fabric other than that specifically shown in the approved plans. The applicant must ensure that during building works the existing structure is supported and maintained as described in the letter from McGarrigle + Jackson dated 11th April, 2006.
C 4. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 5. No other works shall commence on site until the estate road junctions including the one way system and visibility splays have been set out and established to the satisfaction of the Planning Authority after consultation with the Department of Transport.
C 6. All windows must be framed in timber and installed as shown in the approved plans and retained as such unless otherwise approved by the Planning Authority.
N 1. For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 2. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 21/4/06
Signed: [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
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