22 December 2017 · Delegated - Head of Development Management (Stephen Butler)
Mill House, Old Castletown Road, Santon, Isle Of Man, IM4 1ex
The proposal involves converting a part single-storey, part two-storey stone outbuilding in the curtilage of Mill House, a converted former stone mill, into ancillary accommodation including an en-suite bedroom, lounge, and store on the ground floor, with the first floor remaining as storage.
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The officer assessed the principle of development, noting the site is on 'white land' where General Policy 3 presumes against new development, but gave greater weight to Housing Policy 11 as this is a…
General Policy 3
Applies to unzoned 'white land' with presumption against development. Proposal does not fit GP3 criteria for new development but officer considered reasonableness of scale/siting and gave greater weight to HP11 for existing building conversion, finding ancillary use acceptable in curtilage of existing dwelling.
Housing Policy 11
Permits conversion of rural buildings to dwellings where redundant, structurally sound, of interest, large enough, compatible with surroundings, and serviced without public cost; must re-establish original appearance using matching materials. Officer applied principles to ancillary (not full dwelling) conversion: building is stone outbuilding of interest, works minimal (no extensions), retain stone, slate roof improves uniformity; no incompatibility noted.
Environment Policy 2
Protects AHLV character unless no harm or essential location. Proposal judged not to harm landscape quality: outbuilding not visible from road, alterations (slate roof, windows) in keeping with stone character and site buildings, minimal external changes.
Time limit
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.
Ancillary use only
The ancillary accommodation hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling known as 'The Mill House', Old Castletown Road; and shall not be occupied as an independent dwelling unit. Reason: To ensure proper control of the development and to avoid any future impacts on highway safety.
no objection
principle acceptable but concerns over access; recommend condition restricting to ancillary use only for highway safety
Highways Division does not oppose the application subject to a condition restricting the outbuilding to ancillary use only, while Santon Commissioners have no objection.
Key concern: substandard access with poor vision and acute angle of approach
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionWhilst the principle of development is acceptable, there are concerns over the access from the site onto Old Castletown Road in terms of its acute angle of approach and poor vision.; Highways are mindful to support the application on the basis that the use is restricted to the main house and not sold on as a separate residential development.; Reason: in the interest of highway safety.
Conditions requested: The converted outbuilding will remain for the sole benefit of the applicant not sold on as a separate house unless otherwise approved in writing by the Dept.
Santon Commissioners
No ObjectionNo objection.
