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The application site Corvalley South, Bollyn Road, Ballaugh, comprises of a two storey dwelling, agricultural buildings and an old stone barn which is the building in question for this application. The site is located on western side of the A10 road and south of The Cronk.
The application site is within an area recognised as being an area of ‘white land’ not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
The application proposes to convert existing barn to provide guest / tourist accommodation, and to erect a single storey extension to the east elevation.
The rear elevation (north) the submission proposes to install a total of four small windows and the side elevation (west) the proposal is to install a French window and a single window at first floor level.
Lezayre Parish Commissioners:- No objections
Highways Division do not oppose subject to the imposition of the following condition:- Two no. off street parking spaces shall be provided within the curtilage of the proposed accommodation.
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.
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.
Inland Fisheries Development Manager:- Development must be a minimum distance of 8 metres from the watercourse in order to minimise the risk of damage or disturbance to the river banks and river bed. Measures must be in place during construction works to safeguard the watercourse from run-off and sedimentation.
S.P.M.C. & E:- In the absence of any photographs and / or structural report, we cannot determine whether this building is worth saving. (The submitted scheme seems to involve a lot of new window opening?)
The Society Strongly Objects on the grounds of lack of information.
We have received no privately written representations objecting to the application.
As the application site is zoned as being within an area zoned as “white land” and land not zoned for development the following Planning Circular and policy needs consideration.
Planning Circular No. 3/89 – Renovation of Buildings in the Countryside - 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 this circular states:-
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 this circular states:-
Redundancy must be established by the applicant for planning permission, who should address, and produce evidence to substantiate, the following points:-
I consider the existing stone barn is worth of conversion and complies with paragraph 2 of the Circular. The submitted structural report indicates that the building is structurally capable of renovation, and where new openings can be created and matched in sympathetically without affecting the existing structural integrity.
Regarding paragraph 3 the existing barn is currently use as a domestic store and is not used for any agricultural activities. I also consider the barn would not be capable of modern agricultural farming due to the limit size of the property and the size of the existing openings. I consider therefore the redundancy of the barn has been proven.
The existing site also provides adequate parking provisions for the proposal and turning facilities. The proposed extension, which will create a utility room and toilet is of a modest size, and has been designed in a traditional way to be in keeping with the existing barn. The external appearance of the barn will match the existing barn. I consider the extension will not detract from the visual appearance of the barn and consequently to be acceptable.
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:
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:
Recommended Decision: Permitted Date of Recommendation: 06.06.2007
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 00459/1 and 292-01 all received on 9th March 2007.
C 3. Prior to any works of the development, there must be submitted to and approved by the Planning Authority a scheme indicating the details of the proposed two off street parking provisions that are required to serve the needs of the development.
C 4. The external finishes of the extension must match those of the existing building in all respects.
C 5. The roof(s) must be finished in dark natural slate.
C 6. The conversion of the barn to guest or tourist accommodation may be used only in association with "Corvalley South" and for purposes ancillary to the use of "Corvalley South" as a single dwelling house.
N 1. Applicant to consult with the Fire Safety Department as the proposed layout is inherently unsafe due to the staircase discharging into the lounge.
N 2. For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector (Michael Karran), tel. 69 59 57
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 : 7/6/07
Signed : M. I. McCauley Director of Planning and Building Control
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