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Application No.: 07/01955/REM Applicant: Mr G G Boot Proposal: Reserved matters application to convert existing barn into a residential dwelling Site Address: Ballagarraghyn Mansion House Main Road Greeba Isle Of Man ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Drainage Division Notes: No objection Consultee : Wildlife \& Conservation Officer Notes: Barn contains a bat roost which is protected under the Wildlife Act. Please see letter for recommendations. Consultee : Highways Division Notes: Do not oppose Consultee : German Parish Commissioners Notes: No objection Consultee : Chief Fire Officer Notes: See notes 09.04.08 - Recommend refusal Consultee : S.P.M.C. \& E. Notes: See notes Consultee : IOM Water Authority Notes: Note received
The site defined in red represents a small part of the curtilage of Ballagarraghyn Mansion House which is situated on the northern side of the A1 Peel - Douglas Road just before Ballacraine. The site comprises a number of agricultural fields which stretch across both sides of the main road, and a group of buildings towards the A1: the group represents a piggery complex, the mansion house and a barn and outbuildings to the east and south of the house. The site represents the stone barn to the south of the mansion house and a small area to the east to provide parking and amenity space. The site has been the subject of other applications for conversion of the complex (see below).
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Woodland and an Area of High Landscape or Coastal Value and Scenic Significance.
Planning permission was refused under PA 88/1508 for the principle of 10 holiday units and leisure facilities and extension of existing dwelling
PA 02/0803 proposed the principle of conversion of the outbuildings to three dwellings and guest accommodation with garage, conservatories, erection of new garage and dwelling and extension to dwelling - refused on review
PA 04/0407 proposed the principle of the conversion of buildings to dwellings and was permitted on review. No approval was granted to the conversion of a fourth building (the beggar's cottage). This approval showed an extension on the southern side of the barn. A bat survey was required and also that the conversion of each of the buildings followed the provisions of Planning Circular 3/89.
PA 06/0487 proposed the conversion of the piggery complex into a dwelling and was permitted including the creation of a new access from the main drive to the piggery building which would extend to give access to the application building.
Now proposed is the conversion of the barn to a three bedroomed living unit. The conversion involves a single storey extension on the eastern side and one on the southern elevation as shown in the approval in principle drawings. The application is one for full detailed permission rather than one for reserved matters. This is an important consideration in that the provisions of Planning Circular 3/89 have been superseded by those of the Strategic Plan Housing policy 11. Although the policies are similar, the Strategic Plan policy allows modest and subordinate extensions to buildings to be converted as a matter of course whereas the Planning Circular permitted these only where there was a requirement under the Building Regulations for additional floor space.
The conversion involves breaking through the internal walls and insertion of a new window opening on the eastern elevation ground floor and two additional first floor windows and no other additional apertures other than to the new extensions. The extensions are quite basic in appearance - the southern extension roof pitch is lower than that of the other extension and the main building and both appear to be finished in white render although the annotation describes "lime washed Manx stone walls". There are to be 3 roof lights in the eastern elevation and five in the western elevation and these appear to be square although described as Heritage style.
The external staircase on the western elevation is to be enclosed in a glazed structure. The six sets of patio doors are basic in appearance and the door on the eastern elevation is very modern. There are no gable verges on the extensions to match the main building.
The applicant has submitted revised drawings which addressed concerns which have been expressed about the quality of the presentation and some of the detailing. The amended proposals show a change in the style of doors and windows, a 25 degree pitch instead of 20 degrees on the lean-to annex, windows instead of doors on the eastern annex, confirmation that the rooflights will be heritage style, with vertical bars shown and the style of the doors is vertical boarding rather than the more modern style shown originally. Provision is now made for bats to enter and use the roof as advised by Department of Agriculture, Fisheries and Forestry. Also, it is confirmed that there are to be no changes to the watercourse running alongside the building.
The Isle of Man Fire and Rescue Service recommend that the means of escape is unsafe The Society for the Preservation of the Manx Countryside and Environment comment that the architect's drawings "don't do the scheme justice" and omit details such as lintels and cills.
The Isle of Man Water Authority recommend a note regarding the provision of water supplies. Department of Agriculture, Fisheries and Forestry recommend that provision is made for bats Department of Transport Drainage Division recommend conditions regarding works to the watercourse and in respect of the proposed spillway
German Parish Commissioners and Department of Transport Highways and Traffic Division both recommend that the application is permitted.
The amended proposals are more sympathetic to the appearance and character of the building and comply more closely with the terms of the approval in principle. The concerns of the Isle of Man Fire and Rescue Service are a matter for the Building Regulations application.
The building is worthy of retention and conversion to a dwelling and would secure the future maintenance of the building. The changes do not adversely affect the appearance or character of the structure and as such it is recommended that the application is permitted.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Department of Agriculture, Fisheries and Forestry represent a statutory authority and raise issues which are material to the consideration of the application and as such should be afforded party status in this instance.
The Isle of Man Fire and Rescue Service, Isle of Man Water Authority and The Society for the Preservation of the Manx Countryside and Environment raise issues which are not planning considerations or are not directly affected by the proposal and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 24.04.2008 24 April 2008 07/01955/REM
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the conversion of the barn into a dwelling as shown in drawingsPA1A and PA2B both received on 28th March, 2008 and drawings S1, PA4, PA3 and the location plan all received on 19th October, 2007.
C 3. All rooflights must be Conservation type as indicated in the submitted drawings. 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.)
N 1. The applicant is encouraged to consult the Isle of Man Fire and Rescue Service in respect of the means of escape which is considered to be unsafe.
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 applicant should consult the Department of Transport Drainage Division in respect of the drainage of the site and provision of a spillway.
Committee Meeting Date :
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