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Application No.: 08/00094/B Applicant: Mr P A Willers Proposal: Alterations to existing stable block Site Address: Ballagawne Farm Ballagawne Road Baldrine Isle Of Man IM4 6EP Considerations Case Officer : Mr Chris Balmer Photo Taken: 03/03/08 Site Visit: 03/03/08 Expected Decision Level: Delegated Decision Senior DC Officer Written Representations Montpelier House Baldrine Isle Of Man Objects to the proposal Sunnyholme Main Road Baldrine Isle Of Man Interest expressed Consultations Consultee : Highways Division Notes : No objection Consultee : Lonan Parish Commissioners Notes : Approve Consultee : Chief Fire Officer Notes : Approve
SITE The application site forms the curtilage of Ballagawne Farm, Ballagawne Road, Baldrine, located on the eastern side of the Ballagawne Road and north of the settlement of Baldrine.
LAND USE ZOING / PLANNING POLICY 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; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
22 April 2008 08/00094/B Page 1 of 4
The following previous planning application is considered relevant in the assessment and determination of this application.
Erection of an agricultural building - 07/01282/B - REFUSED on the following grounds at Appeal:Due to a lack of sufficient agricultural justification it is concluded that the development proposed by the planning application represents unwarranted development within a) an area of open space; and b) an area of high landscape or Coastal Value and Scenic Significance. As such the proposal fails to accord with policy L/OSNC/PR/7 of the Laxey and Lonan Area Plan Order 2005 and Environment Policy 15 of the Isle of Man Strategic Plan 2007 and therefore is contrary to policy L/OSNC/PR/1 of the Laxey and Lonan Area Plan Order 2005 and General Policy 3, Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan 2007.
PROPOSAL The application seeks approval for alterations to existing stable block. The footprint of the stable block remains the same, however the proposal includes the increase of the roof height of the existing structure. The maximum height of the new ridge line would be 8.4 metres. The reason for the proposal is due to the current restriction in roof height, and the proposal will enable the whole barn to be able to accommodate a horsebox lorry.
Lonan Parish Commissioners:- Approve Highways Division:- Do not oppose The Chief Fire Officer request that an informative note be attached to any approval decision notice. The owners and/or occupants of Montpelier House, Baldrine, comments to the planning application, which can be summarised as; no objection in principle to the improvements of the derelict sheds and stables; have reservations regarding the height of the proposal, It could be the first step towards a change of designation from agricultural to residential; and clarification as to the use of the extensive upper space would appear to be called for.
The owners and/or occupants of Sunnyholme, Main Road, Baldrine, comments to the planning application, which relates to the circling instead of crossing out the relevant parts of the application form, and may be therefore advantageous to the Applicant for any future planning application on this property.
The existing barn/stabled is a substantial flat roofed building, the increase in height of the structure will make the structure more apparent, however at the same time, will appearance more traditional in appearance, compared to the large expanse of the flat roof metal sheeting roof.
The proposal in most part will be well screened from the adjacent public highway; this is due to the boundary treatment along the northern boundary of the site, which runs along the highway, which comprises of a number of larger mature hedgerows, mature trees and grass banking. Additionally,
when viewing the site from the east and south the proposal would be screened due to the existing two storey buildings located to the south of the barn/stables.
It is considered the proposal would have no adverse impacts upon, to the detriment of the residential amenity of the neighbouring property Ballagawne Barn, either through loss of light and/or overbearing impact, due to the distance and orientation between the two properties, and due to the existing mature trees which are between the properties.
For these reasons the proposal would be inappropriate in this location and therefore it is recommended the application be approved
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Lonan Parish Commissioners Department of Transport Highways Division It is considered 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 Montpelier House, Baldrine Sunnyholme, Main Road, Baldrine
Recommended Decision: Permitted
Date of Recommendation: 22.04.2008
N : Notes attached to conditions R : Reasons for refusal
C 2. This approval relates to the alterations as proposed in the submitted documents and drawings EB1, EB2, EB3, EB4 and EB5 received on 21st January 2008 and 27th March 2008. and the letter from the applicant dated C 3. Prior to the commencement of any works, there must be submitted to and approved by the Planning Authority, samples of the external roof finishes of the building.
Prior to the commencement of any works the applicant is advised to consult the community safety team at the Fire Safety Department N1. It is recommended that the applicant consults with the community safety team at the Fire Safety Department to discuss the provision of adequate fire precautions.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted
Date: 31/4/08
Signed: Mrs F Mullen Senior Planning Officer
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