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The Application site The Old Rectory, The Cronk, Ballaugh, comprises of and old wash house, a two storey dwelling (The Old Rectory) and a part two, part single store outbuilding which is the building proposed to be converted. The application site indicated with a red line on the submitted location plan is located on the eastern side of the A10 road and is north of the Ballaugh Old Church which is a Registered Building.
The application site is within an area recognised as being an area of ‘white land’ not zoned for development and within an area of woodland, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, however is within an area zoned as high landscape value or costal or scenic significance
Conversion and extension of outbuilding to form a dwelling (05/92220/B) – refused at appeal. Approval in principle for the conversion of existing garage and store rooms to living accommodation (03/00226/A) – approved Approval in principle for the conversion of redundant cottage to living accommodation (03/00215/A) – approved
The application proposes the conversion of barn to ancillary living accommodation.
The application proposes alterations to the southeast elevation with the blocking up of the existing doorway and a window opening and new doorway formed and two new window openings. The application proposes the erection of a small pitched roofed open porch in a traditional style. The submission also includes the installation of three conservation style roof lights.
The alterations to the northwest elevations includes to replace two existing windows, with like for like replacements and to install a total of 5 conservation style roof lights.
The alterations to the southwest elevation include the removal of the existing timber barn doors at ground floor level and first floor level and replaced with French doors at ground floor level and a large window at first floor level.
All windows and doors are to be softwood double-glazed with Georgian bar configuration.
Ballaugh Parish Commissioners have no objection.
Highways Division do not oppose the application subject to the imposition of the following condition:- Two no. off street parking spaces shall be made available to the proposed two bedroom dwelling.
The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The IOM Water Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
We have received no privately written representations objecting to the application.
Planning Circular 1/89 – Throughout the Island there are examples of buildings which are no longer suitable or needed for their originally intended use. This Circular addresses the subject of the renovation of, and alternative uses for, such buildings where they are sited in the countryside.
Paragraph 2 of Planning Circular 3/89 states that:-
"In general, it is considered that it would be not only appropriate but also beneficial to public amenity to renovate, and if necessary, find alternative use for, redundant buildings in the countryside which:-
Such buildings must be substantially intact, and structurally capable of renovation."
Paragraph 3 of Planning Circular 3/89 states that:-
"Redundancy must be established by the applicant for planning permission, who should address, and produce evidence to substantiate, the following points:-
The principle of converting the property into additional living accommodation is acceptable and has been accepted in previous applications as the site complies with the above Planning Circulars. The previous application was refused due to the unsuitable extensions proposed and therefore contrary to Planning Circular 3/89. The second area of concern was due to the inappropriate velux roof lights that would appear out of character with the surrounding area and that of the Registered Building, Ballaugh Old Church, and therefore contrary to Planning Circular 3/89 and the emerging Isle of Man Strategic Plan, Housing Policy 15.
Since the Inspectors findings the Applicant has been in discussions with myself to try overcoming the issues of concern. The application submitted now is a result of those discussions, and now proposes to incorporate the living accommodation within the existing structure and does not include any extensions and the proposed roof lights are all conservation style roof lights, which are in character with the surrounding area and that of the Ballaugh Old Church. The alterations to the property with additional windows openings and a new doorway (traditional designs) I consider to bring a more balanced appearance to the property. I therefore consider the alterations would comply with Planning Circular 3/89 and Planning Circular 3/91 and be in keeping with a traditional property.
For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Ballaugh Parish Commissioners Highways Division
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-
The Chief Fire Officer The IOM Water Authority
Recommended Decision: Permitted
Date of Recommendation: 08.02.2007
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 the submitted documents and drawings 05/2142/02, 05/2142/04 and 05/2142/05 all received on 18th December 2006.
C 3. The roof(s) must be finished in dark natural slate.
C 4. All windows and doors to have timber frames.
C 5. In the interest of road safety two no. off street parking spaces shall be made available to the proposed two bedroom dwelling.
C 6. The conversion of the barn may be used only in association with "The Old Rectory" and for purposes ancillary to the use of "The Old Rectory" as a single dwelling house.
N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
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 : 15/2/07
Signed : M. I. McCauley Director of Planning and Building Control
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