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Application No.: 19/00333/C Applicant: Mr James R Stevenson Proposal: Change of use of ancillary residential/ tourist unit to residential accommodation Site Address: Clyeen Douglas Road Kirk Michael Isle Of Man IM6 1AU Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.07.2019 _________________________________________________________________
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.
Plans/Drawings/Information; This decision relates to drawings 001, 100 and 101 all received on 22nd March, 2019. _______________________________________________________________
Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is part of the residential curtilage of Clyeen, a detached dwelling situated to the east of the TT Course (A3) to the south of Kirk Michael. The property sits in a rural area with a number of trees around it. The curtilage is sizeable but appears as if it is managed in a domestic fashion, with what looks like a trampoline, or circular feature within the part where the proposed structure is to be located.
1.2 The buildings are some distance (over 200m) from the public highway and not visible therefrom, screened by topography and roadside trees and no public footpaths nearby. - 1.3 The red line area separates the residential curtilage of Clyeen from the adjacent barn which is to have its own residential curtilage as to be capable of separate occupation. THE PROPOSAL
2.1 Proposed is the separation of the use of the barn from that of the main house and its use changed from ancillary and tourist accommodation to permanent residential. PLANNING POLICY - 3.1 The site is not designated for development on the Isle of Man Planning Scheme (Development Plan) Order 1982 and is within an area of High Landscape Value and Scenic Significance. As such, there is a presumption against development as set out in Environment Policies 1 and 2 where the protection of the countryside for its own sake and of its character and appearance are paramount considerations and General Policy 3.
3.2 There is provision for the conversion of existing buildings in the countryside which are of historic, architectural or social interest, where the building is redundant and where the building can be converted without significant or adverse change to the appearance and character of the building (Housing Policy 11 which succeeded Planning Circular 3/89 which made similar provisions). PLANNING HISTORY - 4.1 The site has been the subject of a number of previous applications including alterations and works to the existing barn to the south, creating ancillary accommodation (99/01987/B) and tourist accommodation (03/01298/B) therein. There are two concurrent applications for the creation of a car port (19/00330/B) and the change of use of part of the main house as a separate residential unit (19/00332/C).
4.2 The main house has been the subject of applications for sunrooms, extensions, conservatory and oil tank, none of which is relevant to the current proposal. The more recent applications for alterations (99/01987/B and 00/01952/B) both show the layout as it currently exists in respect of the part of the house to which the current application refers. The earlier applications (IDOs 36693, 45294 and 54305) include only part floor plans which do not include this part of the dwelling. It would appear from this that this part of the dwelling has been incorporated as such for a considerable amount of time and was not approved for conversion to such at any time.
4.3 Planning approval was refused for the erection of a farm worker's dwelling under 10/00820/A on the basis of a lack of demonstrable agricultural need. REPRESENTATIONS - 5.1 Michael Parish Commissioners do not object to the application (01.05.19). ASSESSMENT - 6.1 Whilst the proposal would create a separate residential unit which is usually presumed against in the Strategic Plan in unsustainable locations such as this, in this case, there is provision within the plan for the use of redundant buildings of interest for other purposes, including residential, subject to certain criteria. In this case, the building had already been considered suitable for alternative use as ancillary or tourist accommodation in the earlier applications so steps had already been taken towards an alternative use under these policies. It is relevant that HP11 would support the use of this building as a separate residential unit, had this been sought in the first instance (or Planning Circular 3/89 before that).
6.2 The site is clearly residential and whilst there would be some sharing of facilities such as the access, this is not uncommon in rural areas where not every property has its own dedicated access and in this case, it is considered that such a sharing would result in any adverse impact on the main dwelling as there is sufficient separation close to the house for this not to be an issue. CONCLUSION - 7.1 The proposal is considered to accord with the relevant policies of the Strategic Plan and is supported. 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:
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 : 19.07.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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