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The application site represents a derelict farmhouse, three store barns, a brick shed, modern steel farm buildings, cottages situated at Knockaloe Beg. The farm complex is some 650m from the A27, Raggatt, Peel.
The application site is located in an area zoned as High Landscape Value and Scenic Significance in the 1982 Development Plan Order.
The following previous planning application is considered relevant:
PA 05/92183 – Alterations to existing barns and outbuildings to form 2 tourist accommodation units and demolition and rebuild of existing farmhouse, Knockaloe Beg Farm, Knockaloe Beg Lane, Raggatt, Peel.
Approved at appeal 10th October 2006.
The Isle of Man Water Authority request the addition of a Note and the Chief Fire Officer requests a Note regarding consultation. The SPMCE do not object to the proposal but comment on the lack of an agricultural occupancy condition on the previous approval.
The application seeks detailed approval for alterations to the approved replacement dwellings namely to the re alignment of internal floors to allow level internal access, thereby necessitating the increase in height of the lower two storey section of the dwelling by 300mm. To the double barn conversion it is proposed to add three windows to the east elevation, together with a back door, and to the brick outbuilding it is proposed to add four new windows and a back door.
Planning permission was granted at appeal in October 2006 for the works proposed and the principle of development is therefore accepted. The proposed amendments are relatively minor and would not
detract from the overall appearance of the complex, subject to the conditions previously attached to PA 05/92183.
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:
Department of Transport Highways Division
The following parties who submitted comments are therefore are not afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 07.02.2007
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 approval relates to Drawing Numbers 01, 05 Rev C, 06 Rev B, 08 Rev B, 12 Rev A submitted as part of this application and date stamped 22nd December 2006.
C 3. The new farmhouse may be occupied only by persons whose employment or latest employment is or was in agriculture in the Island and including also the dependants of such persons as aforesaid.
C 4.
All windows in the ground and first floor of the front and sides of the farmhouse (excepting the porches) must be timber framed sliding sashes as shown in the approved plans and retained as such unless otherwise approved in writing by the Planning Authority. The remainder of the windows must be framed in timber and of the appearance shown in the approved plans and retained as such unless otherwise approved in writing by the Planning Authority.
C 5. The roof(s) must be finished in dark natural slate.
C 6. Prior to the commencement of any works of demolition or of any building operations, the applicant / developer must arrange for the preparation of a photographic survey of the built group to record all features of architectural or historic interest; this survey should be prepared in consultation with the Department's Conservation Officer, and a copy thereof must be supplied to the Department; during the demolition of the farmhouse, the Conservation Officer and Manx National Heritage should be afforded the opportunity, if requested by them, to inspect and record the structure and construction of the building.
C 7. Prior to the commencement of any works of demolition or of any building operations, there must be submitted to and approved by the Department a scheme to provide:
a) localised widening of the access lane for a distance of 30m from the main road (the A27); b) passing places along the access lane between the main road and the site; and c) a turning head;
the approved scheme must be carried out prior to any other works; the Department of Transport (Highways) should be consulted in the preparation of the scheme.
C 8. The existing building marked "stone shed (derelict)" on Plan 1324/05/12 Rev A adjacent to the brick shed at the northern end of the site shall be demolished prior to the occupation of the proposed tourist accommodation. Any usable stone from the shed should be retained on site to be used in the repair of other buildings and walls.
N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 2. 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 3. For a change in the water supply to a premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Michael Karren), telephone 695957.
N 4. The applicant is encouraged to consider the installation of a traffic mirror to assist the visibility available to drivers of vehicles emerging from the access lane onto the A27.
N 5.
The applicant is requested to consult with the Department of Transport to discuss the possibility of improving visibility at the junction of the access lane and the main road.
Decision Made : ... Committee Meeting Date : ...
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