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17/01086/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01086/B Applicant : Mr Robert Currey Proposal : Conversion of existing outbuilding to provide ancillary living accommodation Site Address : Mill House Old Castletown Road Santon Isle Of Man IM4 1EX
Case Officer : Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.12.2017 __
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 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.
Plans/Drawings/Information;
This approval relates to drawing numbers C/8821/1 and C8821/2, site location plan, associated photographs and a supporting statement from the applicant all date stamped and received 13/10/2017. __
Interested Person Status - Additional Persons
NONE __ Officer’s Report
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17/01086/B Page 2 of 4
THE SITE 1.1 The site represents the curtilage of an existing dwelling formed from the conversion of a former stone mill located east of the sharp junction bend where the Old Castletown Road meets the New Castletown Road.
1.2 Within the curtilage of the site is an existing stone outbuilding, part single storey part two storey, utilised for the storage of general domestic items. A set of external stair provides access to the first floor.
1.3 The front elevation of the existing outbuilding comprises two single doors and three windows. The first floor of the storage area has an existing window on the side elevation and two roof lights on the rear roof slope.
PROPOSAL 2.1 The current application proposes the conversion of the existing outbuilding into an area of ancillary accommodation for the applicants' elderly parent. The proposal includes the installation of new bi-folding doors on the side elevation of the single storey outlet and the replacement of the corrugated roof with a slate roof and the installation of replacement windows and door to the front elevation.
2.2 The proposal seeks to create an en-suite bedroom, store room and lounge on the ground floor with the external steps and the first floor remaining as an area of storage.
99/01927/A Approval in principle for creation of home office APPROVED
PLANNING POLICIES 4.1 The site lies within an area on the Isle of Man (Development Plan) Order 1982 recognised as being 'white land' where there is a presumption against development. The site also falls within an Area of High Landscape or Coastal Value and Scenic Significance.
4.2 As the land is not zoned for development General Policy 3 would be applicable, but as this application is for conversion of an existing building, the principles of the following policies of the IOM Strategic Plan 2016 are considered applicable in the assessment;
4.3 Housing Policy 11 states:
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 plan; and (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.
Such conversion must: (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.
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17/01086/B Page 3 of 4
Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.
Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character.
4.4 Environment Policy 2 states:
''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''.
REPRESENTATIONS 5.1 Santon Commissioners have no objection (09/11/2017).
5.2 Highways Services have commented on the application stating that "whilst 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." Highway Services indicate and accept that the resident of the property may not drive but that there is potential for an increase in traffic movements at the substandard access. Highways have stated that they are mindful to support the application and recommend a condition be added in the interest of highway safety restricting the use of the unit to the main house only and not to be sold on as a separate residential development (15/11/2017).
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the principle of development; (ii) the visual impact on the character and quality of the landscape of the designated AHLV. The Principle of Development.
6.2 Although, the proposal does not fit specifically into any of the criteria for acceptable development as set out in General Policy 3, regard must be given to the reasonableness of the scale and siting of the proposed development especially in terms of its potential future impact on the countryside. As there is an existing dwellinghouse within the curtilage of the site and the proposal is to convert the outbuilding to ancillary accommodation, it is relevant to give greater weight to Housing Policy 11.
6.3 The conversion of the property to ancillary accommodation would be access via the existing driveway for the main house. While the comings and goings of the ancillary accommodation may result in an increase of traffic, this movement is not considered to be so significantly different to the daily comings and goings of the average family household top warrant a refusal. The occupation however as a separate household would and as indicated in the concerns of highways the restriction of its use to ancillary ensures the highway safety of the driveway junction is not sought to be made worse.
6.4 The proposed ancillary unit provides an en-suite bedroom and a lounge area but there are no provisions for a kitchen or cleaning facilities. This results in the reliance of the accommodation on the facilities of the main house. This limits the use of the unit as a self- contained residential unit. it is considered that the principle of the proposal is acceptable but any approval would require a condition restricting the building use to be 'ancillary' to the main dwelling and not a separate planning unit.
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17/01086/B Page 4 of 4
(ii) Impact on the AHLV.
6.5 The scope of works are not judged to cause harm to the appearance of the main building or considered to harm the character and quality of the landscape and wider surrounding area. The building is not readily visible from the main road. The alterations to the roof will generate a uniform appearance throughout the building. The proposal retains the traditional stone finish and the installation of new and replacement windows are considered relative to the scale of the development and generally in keeping with the character of the building and the buildings on site.
CONCLUSION 7.1 Taking into consideration the above, the level and scale of development proposed is considered to be relatively minor, mainly consisting of minimal intervention in the fabric of an existing outbuilding with minimal external alterations to form ancillary accommodation for an elderly relative. The proposal is not judged to cause any material harm to the enjoyment of the countryside or to cause harm to the quality and character of the AHLV.
8.0 INTERESTED PERSON STATUS 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 19.12.2017 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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