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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00437/B Applicant : Miss Anne Curtis And Mr Pedro De La Pedraja Proposal : Alterations to convert existing detached barn in to home office Site Address : 1 Brookfield Little Mill Road Onchan Isle Of Man IM4 5BF
Planning Officer: Mr Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.06.2020 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The converted barn hereby approved shall only be used as a home office space and must not be used for general living or sleeping purposes.
Reason: To prevent any segregation of the site resulting in future expansion and/or increase in traffic in the area and to ensure that the approval extends only to what was applied for.
C 3. The home office hereby approved shall only be used by the occupants of '1 Brookfield', Little Mill Road, Onchan for the purposes set out in Condition 2.
Reason: To prevent future segregation of the site.
This application has been recommended for approval for the following reason. The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. The proposal therefore complies with General Policy 3, General Policy 2, Environment Policy 1, Environment Policy 2 and Environment Policy 16 of the Isle of Man Strategic Plan.
Plans/Drawings/Information;
This approval relates to Drawing Nos. 18/0370/01, 18/0370/02, 18/0370/03, 18/0370/04 and 18/0370/05 date stamped and received on 20th April 2020.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site is the residential curtilage of 1 Brookfield, which is one of a pair of isolated semi-detached dwellings situated on Little Mill Road near to Onchan. This property has a proportionally large area of land to the rear (northwest) of the dwelling which increases the size of the property significantly.
1.2 Both dwellings have been extended in different manners at times in the past, but both retain a clear symmetry in their frontages. The dwellings have prominent gable features to the front (east) and a main core with perpendicular gables facing sideways (north and south). The smooth, white-coloured render and slate finish along with simple window detailing and robust chimney stacks combine to provide an attractive but varied form for the building. The greatest difference between the dwellings lies in the alterations made behind the principle elevations.
1.3 The dwellings are hidden from the highway somewhat by their front walls and also some trees. This makes 2 Brookfield at its most prominent when viewed from the north, while 1 Brookfield is a little less obscured from the highway.
1.4 The application property has a collection of low-level outbuildings set back from its frontage, which sit facing onto a small courtyard garden. These outbuildings, which are both formed of timber and (possibly lime-washed) rendered stone, have mono-pitched roofs, with the eaves lower on the field-facing side.
1.5 The barn which is the subject of the current application, like the surrounding outbuildings has a mono-pitched roof which slopes northwest. It has three doors on the front elevation which serves the three subdivisions and two doors at the rear which serve the main partition. There are two rooflights on the roof plane which provide lighting to the barn.
THE PROPOSAL 2.1 The current planning application seeks approval for alterations to convert existing detached barn into home office.
2.2 The proposed works on the barn would include the following:
2.2.1 Removing the wall that separates the smallest section (partition) of the barn, partly removing the wall that separates the main partition from the middle section and closing up the indent at the rear. Also, the doors that provide access to the smaller partitions of the barn would be removed and the spaces closed up and made good. A new wall will be created at the end of the middle partition to enable the creation of a W.C at the position where the smaller partition existed. The new layout will provide an office, a utility area and a W.C from the existing barn.
2.2.2 Additional works would include replacing the existing door on the front elevation of the barn serving the main partition with a new stable style door. The works will also involve closing up the smaller door on the rear elevation of the barn and installing a window 800mm x 800mm, and the removal of the larger door on the rear, widening up the opening from 1.2m to 1.8m and installing a slide door that would be 1.8m wide and 1.7m high. In addition, a new
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apex roof will be created above the widened opening at the rear to accommodate new sliding doors with new timber panelling infill to Apex.
2.2.3 Finally, the existing roof lights on the roof will be removed and larger rooflight measuring 900mm x 750mm will be installed as replacements.
PLANNING POLICY 3.1 The site lies within an area zoned as Open Space on the Onchan Local Plan; it is also zoned as being of High Landscape Value.
3.2 Accordingly, the application falls to be assessed against General Policy 3, Environment Policy 2, alongside the relevant parts of General Policy 2, of the Strategic Plan.
3.3 General Policy 3 (In part): Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
3.4 Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
3.5 Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential.
3.6 General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality;
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(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (n) is designed having due regard to best practice in reducing energy consumption.
3.7 Environment Policy 16: The use of existing rural buildings for new purposes such as tourist, or small-scale industrial/commercial use may be permitted where:
a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation; b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction; c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character; d) there would not be unacceptable implications in terms of traffic generation; a) conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site.
Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document.
PLANNING HISTORY 4.1 The application site has been the subject of two previous planning applications which are not considered to be materially relevant to the assessment and determination of the current application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'do not oppose' in the letter dated 18 May 2020.
5.2 DEFA's Ecosystem Policy Officer who had previously written in to request for additional information in order to ascertain if a preliminary assessment for bats or a bat survey would be required in a letter dated 29 May 2020 has made the following comments regarding the application in a letter dated 1 June 2020:
Forward to my previous comments, I have now been in contact with the applicant, who has provided me with additional information and photos of the detached barn. The risk to bats is determined to be low and therefore I do not require any further information and will not be requesting further bats surveys.
5.3 Onchan District Commissioners have stated that the application be approved for planning purposes only in a letter dated 19 May 2020.
ASSESSMENT 6.1 The key considerations in the assessment of this application are the principle and need for the proposal, the visual impacts on the barn, and the impacts on the countryside.
6.2 The principle and need for the barn conversion
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6.2.1 The proposal is a conversion of an existing outbuilding with minor alterations on the façade and internal modifications to improve functionality. Due to the layout of the site, concealed behind the main dwelling and from public views or the neighbours, the alterations will not impact anyone outside of the site. It is also noted that the property has an established residential use with the provision of a home office ancillary to the dominant residential use. Accordingly, it is considered that the barn conversion is an acceptable form of development in this respect.
6.3 Visual Impact of the proposed works on the barn
6.3.1 The barn which is the subject of the alterations (proposed works) would not be viewable from public views given the existing trees and shrubbery around the dwelling and abutting highway, the orientation of the application building and positioning of the main dwelling in front which screens views to the rear. It is also noted that the alterations would not significantly alter the appearance of the barn enough to impact on its key features and characteristics sufficient to warrant a refusal. As such, it is considered that the proposed works would be in keeping with the character and appearance of the existing barn and the application site.
6.4 Impact on the countryside
6.4.1 This is somewhat linked to the previous paragraph in that any visual impact is by extension and impact on the countryside. However, it is also important to establish if any real harm would result with respect to ecological and environmental concerns, particularly as the footprint would be slightly increased by 1.4sqm due to the enclosure of the indent at the rear. These issues are assessed with due regard to the Environment Policies 1-3 outlined in Section 3.3 of this report.
6.4.2 With regard to ecological impacts, it is noted that DEFA's Ecosystem Policy Officer has no concerns with the proposal. It is also considered that any detrimental impacts will be negligible, and overridden by the retention of the rural character of the site which will be retained as existing.
6.4.3 With any countryside development that involves the creation of ancillary uses, there is a concern that it may be used to facilitate a future severing of the site and a standalone dwelling. The floor area is large enough to allow for two tourists or a single permanent occupant under the Housing (Standards) Regulations 2017. In this case however, the open design of the barn and the direct links to the main dwelling both in respect of services and access would mean this would be difficult to achieve. That being said, a condition requiring the cabin to be used only for the purposes described by the applicant (home office) and kept directly ancillary to the main dwelling should be added to any approval.
CONCLUSION 7.1 It is concluded that the development proposed complies with the aforementioned policies of the Strategic Plan and as such is recommended for approval.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
(a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material;
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(e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given interested person status. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 01.07.2020
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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