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The application site represents and existing redundant stone barn located to the western, seaward side of the A27 coastal highways between Glen Maye and Dalby.
PLANNING STATUS The application site is located in an area zoned as Area of High Landscape value and Scenic Significance in the 1982 Development Plan Order. PLANNING HISTORY There have been a number of previous applications relating to the site, the following of which are considered relevant to this application:
PA 02/00362 – Approval in principle for conversion of barn to dwelling and garage, The Sheillings, Dalby, Patrick. Refused initially 23rd August 2002, refused at Review 1st November 2002.
PA 03/01783 – Conversion of barn to a dwelling with garage/barn adjacent to The Shillings, Dalby, Patrick. Approved initially 26th March 2004, approved at Review 16th September 2004, approved at Appeal, 19th May 2005.
PA 06/00229/B – Conversion of barn to private dwelling and garage (amendments to approved 03/01783) The Barn, Ballacallin, Dalby. Refused initially 10th April 2006.
The application seeks approval to convert a barn to a private dwelling and is described as a resubmission of PA 06/00229. In particular, the amendments to that previous proposal indicate the introduction of a patio area over an existing mono pitch roof single storey element to the west elevation, and the increase in height of the previously approved garage extension to provide storage at first floor level together with an increase in width by 2.25m. In addition, 2No roof lights are proposed and an additional patio door to the south elevation.
REPRESENTATIONS
The Department of Transport Drainage Division advise of no objection subject to the imposition of conditions, as do the Isle of Man Water Authority. A resident of Port Soderick advises of no objection. The occupiers of Ballacallin Farm House raise concerns regarding the general development of the building and the provision of a water supply to the property. The occupiers of Sunnyside object to the proposal on the grounds of access and infringement of privacy.
This current application seeks approval for alterations to the scheme previously approved under PA 03/01783, (that approval remaining valid until May 2009). The most recent application in relation to the site sought approval in 2006 for amendments to that approval which included the introduction of a two storey element to the south elevation and was refused on the basis that the extension proposed "are not for what could be classed as "essential facilities" and as such the proposal fails to comply with the provisions of the circular [Planning Circular 3/89] in this respect (paragraph 4)." Furthermore, it was considered that the introduction of a two storey element significantly change the apercu of the building, contrary to the provisions of the Circular.
The application now submitted seeks to amend the approval granted in 2005, with no alterations proposed to the access arrangements to the site. With regard to the proposal to the west elevation, these would replace an approved, large glazed window in the mono pitch roof with a patio area with guard rails, leading from patio doors and large glazed windows. It is considered that the impact of this alteration on the overall barn conversion is no greater that the previously approved brown upvc windows, and would provide an attractive feature to this elevation. Adjacent residential properties are situated at some distance from this elevation, and it is not considered that this amendment would
adversely impact the residential amenity of adjacent occupiers, so as to result in an infringement of privacy.
With regard to the alteration and extension of the previously approved garage, this would result an extension to the south elevation, constructed in materials to match the barn and with mono pitch roof. It is considered that this is a minor alteration that does not compromise the provisions of Planning Circular 3/89, particularly given the roof design.
The application indicates areas which will require rebuilding as part of the scheme, as highlighted in the previous approval. At that time, a condition was attached seeking a method statement for the works to be carried out and it is considered appropriate to again attach such a condition.
It is recommended that the application be approved.
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:
The following parties who submitted comments are therefore not afforded interested party status under the provisions of Planning Circular 1/06:
Recommended Decision: Permitted
Date of Recommendation: 23.01.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to drawing numbers 03/2409/2; 1A; 3E; 4D submitted as part of this application and date stamped 27th November 2006.
C 3. Prior to the occupation of the residential unit, the access road must be surfaced and finished as indicated on the drawing 03/2409/4 (D) submitted and date stamped 27th November 2006.
C 4. It is only permitted to demolish and rebuild those parts of the elevations which have been shown on drawing number 03/2409/4 (D) to be rebuilt.
C 5. Prior to the commencement of works, a method statement must be submitted to and approved by the Planning Authority which demonstrates how the existing structure is to be supported before and during construction.
C 6. The roof(s) must be finished in dark natural slate.
C 7. The exterior stonework must be of a traditional nature.
NOTE: Split stone on a backing render is not acceptable as an external finish.
C 8. All existing and proposed stonework must be retained as such and must not be rendered, painted or similarly treated.
C 9. All doors and windows must be timber framed.
C 10. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no external doors, roof lights or windows shall be replaced (other than those expressly authorised by this permission).
C 11. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, garages, garden sheds, conservatories, walls, shall be erected (other than those expressly authorised by this approval.)
C 12. There must be no discharge of surface water to the main foul sewer.
C 13. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 14. The applicant is advised that public sewerage crosses this site. The line of the sewer must be identified before development work commences. The sewer must be fully protected whilst all building works are being carried out. No part of the proposed development may be constructed, nor any trees planted, within THREE metres of any public sewer either at the time of construction or at any time in the future. NOTE: Access is required at all times by the Drainage Division to the adjacent Sewage Treatment Works.
N 1.
For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
Decision Made: A Committee Meeting Date: 2/2/07
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