Loading document...
==== PAGE 1 ====
16/00070/B
Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00070/B Applicant : John Goodreid Proposal : Alterations and extensions to dwelling and outbuilding and creation of access lane Site Address : Rheaby Beg Arrasey Road Glen Maye Isle of Man IM5 3AU
Case Officer : Miss S E Corlett Photo Taken : 08.02.2016 Site Visit : 08.02.2016 Expected Decision Level : Planning Committee
Officer’s Report
THE APPLICATION IS REFERRED TO COMMITTEE AS IT REQUIRES AN ASSESSMENT UNDER HOUSING POLICIES 11, 12, 13 AND 15.
THE SITE 1.1 Whilst the site has been advertised as being on the Main Road in Glen Maye and being called Raby Beg, the property is accessed off the Arrasey Road and is referred to by the applicant as Rheaby Beg. The property is a detached and somewhat remote Manx cottage which is around 260m from the Arrasey Road, the defined site not quite reaching the public highway. The Arrasey Road is currently in very poor repair, with numerous potholes: it is also narrow and winding with limited visibility. Access to the site is currently from Arrasey Road along a concrete drive which stops at a set of stone pillars with a timber gate hung between them. After that, there is no formal access, a slightly worn track in the field leading downward and around to meet the cottage. The cottage is not visible from any public vantage point and even from the stone pillars and the top part of the field, the cottage is hidden from view.
1.2 The existing property is a stone faced traditional two storey Manx cottage which presently has plywood boarded porch extension on the front together with more plywood in an existing window aperture in a stone link between the cottage and a single storey stable with hay loft. There is the footprint of a former annex on the other side of the cottage which is shown on the existing plans as a glasshouse although the photographs show that this has been removed all but for some supporting brick walling. The photographs indicate a property which has been unused and unoccupied for some time. Some slates are missing from the rear roof pitch and some windows are boarded up.
THE PROPOSAL 2.1 Proposed are works to enlarge the property. The extensions will be at the rear and side of the house with the rebuilding of the front porch, the rear extension having a footprint projecting 4.5m from the rear elevation and being 6m long with two boot rooms and a pantry added to the side. The frontage of the link will be enlarged, a window blocked up and a new window introduced in the stable along with a single storey annex to the side of this. All of the existing floorspace will be used as living accommodation, forming two units with an interconnection via the two boot rooms but each half of the building having its own front means of access.
2.2 The application also involves the creation of a formal access, following the informal path through the field and an area of hard surfacing to the front, side and rear of the house. No details of the surface of the lane are provided.
==== PAGE 2 ====
16/00070/B
Page 2 of 6
2.3 The residential curtilage will provide a side and rear garden extending to around 1.4 acres.
PLANNING POLICY 3.1 The site lies within a wider area of land that is not designated for a particular purpose on The Isle of Man Planning Scheme (Development Plan) Order 1982. The site lies outwith the area of High Landscape Value and Scenic Significance which lies to the west. The site lies within the Southern Uplands area of Landscape Character Assessment on the draft document.
4.2 Type A: Uplands The overall strategy for the protection and enhancement of the Uplands Landscape Character Type is to conserve and enhance: the predominantly open and exposed character of the moorland hills and mountain summits; the generally uninterrupted skyline and panoramic views across the lower slopes and plains towards the sea; the strong sense of tranquillity and remoteness; and the distinctive features of cultural heritage and nature conservation interest.
Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-
(a) Housing and business development would be out of place within the predominantly open, exposed, and visually-sensitive Upland landscapes; (b) Any buildings which are deemed necessary should avoid exposed or visually-prominent locations, and should reflect local building materials and styles; (c) Care should be taken not to compromise the sparsely-settled pattern of isolated, small-scale farmsteads within the Uplands; (d) Care should be taken to minimise visual clutter of highways infrastructure and signage on the unenclosed and simple character of rural roads that cross the Uplands; (e) Vertical telecommunication masts or structures, or renewable-energy development such as wind turbines, may be out of place within the predominantly open, exposed, and visually-sensitive Upland landscape, and care should be taken to ensure that the location of such development does not dominate the landscape.
3.3 The draft Landscape Character Policy Statement 1 was as follows:
"Generally, new built development would be out of place within the predominantly open, exposed, and visually-sensitive Upland landscapes. Any new built development which is deemed necessary should avoid exposed or visually-prominent locations. The setting of the sparsely-settled pattern of isolated, small-scale farmsteads within the Uplands must not be compromised."
3.4 The Strategic Plan provides advice on the renovation and alteration of traditional properties such as this, as follows:
Housing Policy 11: "Conversion of existing rural buildings into dwellings may be permitted but only where,
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:
==== PAGE 3 ====
16/00070/B
Page 3 of 6
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."
Housing Policy 12 states: "The replacement of an existing dwelling in the countryside will generally be permitted unless:
a) the existing building has lost its residential use by abandonment; or b) the existing dwelling is of architectural or historic interest and is capable of renovation.
In assessing whether a property has lost its habitable state by abandonment, regard will be had to the following criteria:
i) the structural condition of the building ii) the period of non-residential use or non-use in excess of ten years iii) evidence of intervening use and iv) evidence of intention or otherwise to abandon".
Housing Policy 13 states: "In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost. Where
a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and b) there is an existing, usable track from the highway; and where c) a supply of fresh potable water and of electricity can be made available from existing services within the highway.
This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in a) above, or for the erection of replacement buildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (ie. in terms of floor space measured externally, the extensions measures less than 50% of that or the original)."
Housing Policy 15 states "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
REPRESENTATIONS 4.1 Department of Infrastructure Highway Services indicate that they do not oppose the application (29.01.15)
4.2 Patrick Parish Commissioners indicate that they have no comment to make (10.02.16 and 17.03.16).
4.3 DEFA Wildlife Division comment that the site lies close to woodland which is known to support bats and owls. As such, they recommend a survey for bats and nesting or roosting owls prior to the
==== PAGE 4 ====
16/00070/B
Page 4 of 6
commencement of works and, although they do not say this, a method statement for protecting any species found as a result (24.03.16).
PLANNING HISTORY 5.1 There have been no planning applications submitted for this site.
ASSESSMENT 6.1 The first issue to address is whether the property has lost its habitable status by way of having been abandoned. The property could not be lived in as is without considerable reparation works - the roof is not intact and some of the windows appear to be boarded up and could need replacing although that could be undertaken without planning approval under the terms of the permitted development order. There has clearly been no frequent access to and from the property, given the lack of any formal vehicular route to and from it in relation to the Arrasey Road. Whether or not the use has been abandoned, the dwelling is a good and relatively unspoiled example of Manx vernacular and is reasonably intact, apart from repairs required to the roof and windows. As such, it is considered that it would be appropriate for this property to be renovated and used again for its original purpose.
6.2 The works which are proposed do not significantly or adversely change the appearance or character of the property and the use of the outbuildings, with minor modifications, are welcome and appropriate. The proposed scheme will create two units of accommodation which could easily be occupied separately, but given the remote location of the property and the necessity to share the access and amenity space, it is very unlikely that this would occur. The applicant has explained that it is his intention for the outbuildings to be converted for accommodation for his daughter who can live relatively independently, following a severe accident, but would benefit from other family being close at hand. In any case, the policies in the Strategic Plan which provide for the reuse and renovation of redundant outbuildings would support the works which are proposed to bring the outbuildings back into use with the modest extensions which are proposed.
6.3 Access: there is no objection from the highways authority and whilst the proposed access will introduce a little more formality to the field, this is preferable to a myriad of worn tracks through the field down to the cottage. In addition, the access will not be publicly visible and is modest in extent and width. It will not result in a new, grand entrance which could well be out of keeping with the very open and rural nature of the area.
6.4 The residential curtilage as shown is perhaps a little generous given the size and character of the house. The applicant is keen to start works and it is recommended that the extent and boundary treatment of the curtilage could be reserved for further consideration with a reduced area bounded, for example by new Manx hedging.
6.5 The works are considered to rejuvenate a property of character which it is well worth investing in and where there will be no public impact other than a very marginal increase in traffic on a very lightly trafficked road. The works are considered to be in accordance with Strategic Plan policies and the application is recommended for approval.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.
==== PAGE 5 ====
16/00070/B
Page 5 of 6
As DEFA Wildlife Division is within the same Department as is the Planning Authority, they should not be afforded interested person status in this case.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.03.2016
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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. Prior to the occupation of the property, a further plan must be approved by the Department which shows a smaller residential curtilage than is shown in drawing reference 1306.01 together with details of the boundary treatment of the curtilage which should be a planted or mounded hedge.
REASON: To control the spread of residential development in the countryside.
C 3. The site lies close to woodland which is known to support bats and owls. As such, prior to the commencement of works a survey for bats and nesting or roosting owls must be undertaken and submitted to and approved by the Department. Should any such species found as a result of the survey, a method statement must be approved by the Department indicating how the species will be protected during the undertaking of the works hereby approved and the works must be undertaken in accordance with this method statement.
Reason: to accord with the provisions of Environment Policy 4 of the Strategic Plan and the Wildlife Act 1990.
--
==== PAGE 6 ====
16/00070/B
Page 6 of 6
This decision relates to drawings 14TS036-01, 14TS036-02, 1306.03, 1306.04, 1306.05, 1306.06, 1306.07, 1306.08, 1306.09, 1306.10, 1306.11, 1306.12, 1306.13, 1306.14, 1306.15, 1306.16, 1306.17 all received on 21st January, 2016 and 1306.01 and 1306.02 both received on 25th February, 2016.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Approved
Committee Meeting Date: 11.04.2016
Signed : S E Corlett Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal