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18/00192/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00192/B Applicant : Mr Jim Lewis Proposal : Alterations and extension to existing pool and stables to create additional ancillary living accommodation Site Address : High Tilt Douglas Road Kirk Michael Isle of Man IM6 1AS
Case Officer : Miss Lucy Kinrade Photo Taken : 20.04.2018 Site Visit : 20.04.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.05.2018 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The accommodation hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling known as 'High Tilt'; and shall not be occupied as an independent dwelling unit.
Reason: To ensure proper control of the development and to avoid subdivision of 'High Tilt' to create two planning units and any future undesirable fragmentation of the curtilage.
Plans/Drawings/Information:
This approval relates to drawing number 882.02 date stamped and received 23/02/2018.
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Interested Person Status - Additional Persons
NONE __
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18/00192/B Page 2 of 3
Officer’s Report
THE SITE 1.1 The site represents the curtilage of an existing dwelling known as High Tilt situated on the north eastern side of the A3 Main Road as it approaches Douglas Road Corner on the TT Course in Kirk Michael. The property is set back some distance from the main highway and is accessed via a shared access lane with Lhergy Vreck Farm.
1.2 High Tilt is a modern bungalow with additional living space in the roof. The existing dwelling has two integrated garages on the northern most side along with two stables and an indoor pool.
1.3 The property lies outside of Kirk Michael's Conservation Area.
THE PROPOSAL 2.1 Proposed is the conversion of the existing pool and stables to provide additional living accommodation to the main house. The proposal also includes the erection of two smaller extensions to the rear and side elevation to provide additional living space and an entrance porch.
PLANNING HISTORY 3.1 The existing dwelling has not been the subject of any applications that are considered relevant to the consideration of the current application.
PLANNING POLICY 4.1 The site lies within an area not designated for any particular use on both the Kirk Michael Local Plan of 1994 and the 1982 Development Plan. The dwelling is also located within an area of high landscape or coastal value and scenic significance (AHLV). Minded that the proposal is for an extension to an existing non-traditional dwelling it is most relevant to consider Housing Policy 16 as well as Environment Policy 2 that seeks to protect the AHLV from harm.
REPRESENTATIONS 5.1 Michael Commissioners raise no objection to the application (16/03/2018).
5.2 Highway Services have no highway interest in the application (05/04/2018).
ASSESSMENT 6.1 The application proposes the conversion and extension of an existing integrated stable and pool area within existing dwelling High Tilt. The converted area is to provide additional living accommodation to the main dwelling, although including self-contained facilities the proposal and the existing dwelling is to remain as one single planning unit. The division and creation of two separate planning units would need to be subject to a separate application and assessment. The land is not designated for new residential development and as such a condition requiring is retention as a single planning unit is considered necessary.
6.2 The proposed extensions and associated alterations to facilitate the conversion will not be publicly visible due to the distance from the main public highway. The proposed extensions are adjoining the existing dwelling High Tilt and considered to be in keeping with the appearance and reasonably proportionate to the size of the existing dwelling. Their development is not expected to bring harm to the area or to result in an adverse visual impact to the AHLV.
CONCLUSION 7.1 The proposal is considered to be acceptable and is recommended for approval subject to a suitably worded condition restricting any subdivision of the dwelling into two planning units.
8.0 INTERESTED PERSON STATUS
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18/00192/B Page 3 of 3
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: a) The applicant, or if there is one, the applicant's agent; b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material d) Highway Services Division of Department of Infrastructure and e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status __
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 30.05.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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