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Application No.: 07/02379/B Applicant: The Vicars & Wardens Proposal: Conversion of existing stables into a clergy house with new access and driveway Site Address: Stables And Land Opposite Vicarage And Adjacent To Main Road Ballabeg Castletown Isle Of Man ### Considerations Case Officer: Miss S E Corlett Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consulttee: IOM Water Authority Notes: Note received Consulttee: Arbory Parish Commissioners Notes: No comments Consulttee: Chief Fire Officer Notes: Smoke Detection Consulttee: Highways Division Notes: Do not oppose Consulttee: Drainage Division Notes: No objection Consulttee: Manx Electricity Authority Notes: Note received
THE SITE The site represents a roughly rectangular shaped site which lies on the southern side of the A7 Main Road through Ballabeg on the other side of the road from St. Columba's Church and the Vicarage.
The site accommodates a single, two storey stone building which has a gable to the road, directly located on the roadside and a number of outbuildings adjoining and in the corner of the site. There are allotments/fruit and vegetable plots to the north east of the building and access to the site is immediately alongside both sides of the building. The site also includes part of the field to the south west which accommodates part of the larger field and some roadside trees.
The site lies within an area designated on the Arbory and East Rushen Local Plan as Open Space of an Area of High Landscape or Coastal Value and Scenic Significance and within the proposed Ballabeg Conservation Area which has yet to be formally proposed, considered or adopted.
There have been no planning applications submitted in respect of this application site.
Proposed is the conversion of the existing building to a dwelling associated with St. Columba's Church along with the removal of all existing buildings other than the main stone barn and the creation of a new access to the south west. The barn would be converted to a two bedroomed unit with the existing apertures largely being retained. There are to be two extensions to the property - one a porch on the front (west) of the building and a lean-to single storey extension on the east to accommodate a dining area and kitchen with patio doors leading onto a new patio. The new access will cut across the field and join the main road some 40m to the south west of the building. The access leads through two new stone pillars to the building. Both existing accesses beside the barn are to be blocked up.
Arbory Parish Commissioners indicate that they have no objections to the application.
The Department of Transport Drainage Division indicate that they have no objection to the application subject to conditions and note, some of which do not relate to material planning considerations.
The Department of Transport Highways and Traffic Division indicate that they have no objection to the application. Isle of Man Water Authority recommends a note regarding the provision of water supplies to the development The Fire Prevention Officer requests the installation of smoke detection. The Manx Electricity Authority recommends the imposition of a note regarding the provision of electricity supplies.
The Arbory and East Rushen Local Plan does not identify this site as within the residential area on the southern side of the road, as this stops 500m short of this site to the north east. The site is not within the residential part of the village as there is some distance between it and the closest property. The site is however arguably part of the village as there is residential development on the other side of the road and Arbory Primary School lies to the west of the site on the other side of the road.
The local plan contains a policy which presumes against the development of any open space on the southern side of the road (POLICY ENC/P/3 - paragraph 5.16) other than extensions to existing properties and the preceding policy presumes against the development of any area of open space (POLICY ENC/P/2 - paragraph 5.15). There is provision however, under Planning Circular 3/89 and policies within the Strategic Plan, to utilise existing buildings in areas not designated for development
a) redundancy for the original use can be established; b) the building is substantially intact and structurally capable of renovation; c) the building is of architectural, historic or social interest; d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; e) residential use would not be incompatible with adjoining established uses or, where appropriate land use zonings on the area plans; and f) the building is or can be provided with satisfactory services without unreasonable public expenditure.
Such conversion must: a) where practicable and desirable, re-establish the original appearance of the building; and b) use the same materials as those in the existing building.
Permission will not be given for the rebuilding of ruins or the erection of replacement building of similar, or even identical form.
Further extension of converted buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
The applicant's agent suggests that the building is in "excellent structural order" although the surrounding stone stables are less so. The building is of interest as a building which is easily visible within the village and is clearly of some age and is large enough to be converted to a dwelling without significant extension. The proposed extensions do add to the floor space but both are single storey and both ancillary to the size and massing of the existing building and so as not to fundamentally change its appearance. There are no residential properties which will be affected by the proposal and there are allotments close to the site, illustrating a managed immediate environment to the east.
The applicant's agent has provided further information by way of e-mail dated 12th February, 2008 which explains that the building is considered no longer suitable for keeping horses or associated equipment or feed as the access to the hay loft is directly from the main road and cannot be accessed from within the building. In addition, access to the site is not ideal and its use for livestock and the layout of the stables is not conducive to the keeping of horses in that the building faces south, are close to the main road and there is limited space in which to store equipment, feed etc.
The building is not adjacent to any other residential property and its use will not adversely affect any other property or land.
The building exists and is easily visible from the highway and as such its use for a purpose which will ensure its continued maintenance is to be encouraged. It is not within the open countryside, although within an area where further development is not generally permitted.
A condition should be attached to any permission granted to remove Permitted Development rights which could result in the building or site being visually altered in ways which are not in accordance with the provisions of Housing Policy 11.
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.
Isle of Man Water Authority, the Manx Electricity Authority and The Isle of Man Fire and Rescue Service raise issues regarding supply and matters which are the responsibility of the Building Regulations and as such should not be afforded party status in this instance.
In summary therefore, the following parties are granted Interested Party Status:
Accordingly the following parties are not afforded Interested Party Status:
Recommended Decision: Permitted
Date of Recommendation: 25.02.2008
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 permission relates to the conversion of the existing stable building to a dwelling as shown in drawings 65.1.07 and 78.2.07 both received on 17th December, 2007.
C 3. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 4. There must be no discharge of surface water to the main foul sewer.
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 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 6.
Prior to the commencement of work on the conversion of the building, the new access must be in place as shown in drawing 78.2.07 together with visibility sprays as shown and the existing accesses closed off and not used thereafter.
N 1.
The applicant is advised to contact the Manx Electricity Authority Planning Department (Tel. 687781), to discuss the electricity supply for this application.
N 3.
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 4.
The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
Decision Made : Approved Committee Meeting Date : 6-3-2008
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