Officer Planning Report

Planning Report And Recommendations {{table:154965}} {{table:154966}} {{table:154967}} {{table:154968}} {{table:154969}} ### Considerations {{table:154970}} ### Written Representations ### Consultations Consulttee: S.P.M.C. & E. Notes: This is a substantial 2 storey barn of traditional form and construction and would appear to satisfy Circ. 3/89. We are concerned, however, that the works proposed involve the lowering of the outer ground level along all of one principal wall. This, as the engaged Structural Engineer, makes clear, may well expose the very shallow foundations which are common to such barns. In the circumstances, we think it might be better to leave the ground level as it is and rely on the new inner lining to keep out any damp penetration. (Too many collapses have been occurring in such conversions.) Otherwise we have no objections. Consulttee: Manx Electricity Authority Notes: There are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site. Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.

Officer's Report

Planning approval is sought for the conversion of a disused barn at Little Ballabunt, Cool Road, Braddan. The building is a substantial and complete stone building with slate roof and lies to the north of an existing dwelling which is currently occupied by the applicant's parents. Access to the site is gained via an existing shred vehicular access and parking is provided within a shared hard standing area.

The application proposes the conversion of the building to form a separated and self contained dwelling with three bedrooms. Additional openings are proposed in each elevation, however in the main these re-use existing openings or a limited in size and I do not consider that they detracts from the character or appearance of the building. Whilst a balcony and chimney are proposed, given that these are to be sited on the rear elevation, their impact will be limited.

A structural survey has been submitted which indicates that the barn is capable of structurally accommodating the proposed renovation works and a site inspection indicates that the building appears of sound construction.

It is considered that the proposal accords with the provisions of Planning Circular 1/88 – Residential Development – Houses in the Countryside and accordingly it is recommended that the permission be granted. With regard to conditions, it is not considered necessary to attach a condition in relation to occupancy (i.e. as ancillary to the main dwelling) as there is sufficient parking within the site, together with private garden area, for the two properties to be separately occupied. However, given the nature of the development it is considered appropriate to remove Permitted Development Rights.

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:

Braddan Parish Commissioners Department of Transport Highways Division Isle of Man Water Authority

Accordingly, the following parties are not afforded Interested Party Status:

• SPMCE
• Chief Fire Officer
• MEA

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 12.03.2007

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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 plans and information submitted as part of this application and date stamped 4th December 2006.

C 3. All existing stonework must be retained as such and must not be rendered, painted or similarly treated.

C 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)

C 5. 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 6. The works proposed to the vehicular access must be completed prior to the occupation of the barn conversion hereby approved.

N 1.

The applicant is advised to consult with the Manx Electricity Authority to determine the clearance required from the (overhead high tension line) or (the underground cable) which crosses the site.

N 2. 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.

N 3. 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 : 14/3/07

Signed : M. I. McCauley Director of Planning and Building Control