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The site represents the curtilage of an existing barn located on the western, seaward side of the A27 coastal highway between Glen Maye and Dalby.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as of an Area of High Landscape or Coastal Value and Scenic Significance.
I met with the applicant and his agent on 17th January, 2006 to discuss the proposal and advised that the principle of extension would be contrary to the provisions of the Circular and made some suggestions to minimise the impact of the proposed extensions.
Planning permission was granted for the conversion of this building to residential accommodation under the following applications:
Permission was refused for the principle of the conversion of the barn to living accommodation for Mr. Wood for reasons relating to concerns about the structural integrity of the building and the extensions and alterations involved - PA 02/0362.
Now proposed are alterations and extensions to the building and its conversion to residential accommodation. The alterations to the approved scheme (03/1738) include:
The extensions provide a studio/playroom above the garage, a larger lounge and breakfast room, over and above the accommodation which was already provided in the approved scheme.
Department of Transport Highways and Traffic Division raise no objection provided that the agreed visibility splays of 2m by 60m are provided.
Patrick Parish Commissioners raise a concern about the size of the building in this location.
The occupant of "The Scheillings" notes that the application was submitted before the barn was purchased by the applicant and that the applicant suggests that the barn as approved was too small for his needs. He suggests that the alterations and particularly the extensions will adversely affect the appearance and character of the building and Dalby village in which it sits. He makes reference to the provisions of Planning Circular 3/89 which requires that the original appearance of the building is retained or restored. He also suggests that the amenities of "The Scheillings" would be adversely affected by the proposals.
The Society for the Preservation of the Manx Countryside and Environment suggest that the proposals "completely spoil" the appearance of the barn and object to the application.
The occupants of Ballacallin Farm House also object on the basis that the extensions will spoil the appearance of the building.
Department of Transport Drainage Division raise no objection subject to the imposition of standard conditions 7 and 9 regarding sewerage and further conditions regarding protection and safeguarding of the existing sewer which crosses the site, the spillway and contact with the Department of Transport.
The occupant of "Sunnyside" objects on the basis of the changes and extensions to the building and this impact on the surrounding properties.
Isle of Man Water Authority recommend the imposition of standard note 2 regarding water supply (SN 23)
The criteria for the conversion of redundant buildings in the countryside are clearly set out in Planning Circular 3/89. these cumulatively aim to preserve attractive buildings largely as they are and to prevent such buildings from being significantly changed either by alteration or extension or both. In this case, planning permission has already been sought and refused for a scheme which proposed extensions (PA 02/0362) albeit in a less traditional form than is now proposed.
In this case the extensions are not for what could be classed as "essential facilities" and as such the proposal fails to comply with the provisions of the circular in this respect (paragraph 4).
In addition, the proposed additions change the appearance of the barn from a relatively simple rectangular barn with two lean-to extensions on each side, to a barn whose northern annex is now almost as tall as the main building and with a ridge line parallel to this and at a consistent height: the building is also to be significantly extended at the rear, thus contravening paragraph 4a of the Circular).
The proposed alterations will not only affect the visual appearance and character of the barn but will also affect the amenities of "The Scheillings" and "Sunnyside", the former particularly from where there is a clear view of the barn and there will be a clear view of the new extensions. The extensions will, however only affect how the barn appears. I do not consider that there will be an adverse impact in terms of the outlook, light or privacy available to these properties such as to warrant refusal of the application for these reasons. There is, however to be a door inserted in the new gable end facing north and new stone steps to gain access to the new studio/playroom above the garage.
Patrick Parish Commissioners, Department of Transport Highways and Traffic Division and Drainage Division, Isle of Man Water Authority are statutory authorities and as such should be afforded party status in this instance.
The occupants of "The Scheillings", "Sunnyside" and "Ballacallin Farm House" are all next or close to the site and would be directly affected by the proposals and should be afforded party status in this case.
The Society for the Preservation of the Manx Countryside and Environment are not directly affected by the proposal and should not be afforded party status in this instance.
Recommended Decision: Refused
Date of Recommendation: 06.04.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The criteria for the conversion of redundant buildings in the countryside are clearly set out in Planning Circular 3/89. these cumulatively aim to preserve attractive buildings largely as they are and to prevent such buildings from being significantly changed either by alteration or extension or both. In this case, planning permission has already been sought and refused for a scheme which proposed extensions (PA 02/0362) albeit in a less traditional form than is now proposed.
In this case the extensions are not for what could be classed as "essential facilities" and as such the proposal fails to comply with the provisions of the circular in this respect (paragraph 4).
In addition, the proposed additions change the appearance of the barn from a relatively simple rectangular barn with two lean-to extensions on each side, to a barn whose northern annex is now almost as tall as the main building and with a ridge line parallel to this and at a consistent height: the building is also to be significantly extended at the rear, thus contravening paragraph 4a of the Circular.
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 : Refused Date : 12/4/05
Signed : M. I. McCauley Director of Planning and Building Control
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