Planning Officer Report

Planning Officer Report And Recommendations {{table:22273}} {{table:22272}}

Officer's Report

Introduction

1. This application seeks approval for the conversion and extension of an existing outbuilding in an Area of High Landscape or Coastal Value and Scenic Significance. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of Kerrowdhoo, Gleneedle, Lower Foxdale which is a detached Manx cottage which has been extended. There are also a number of outbuildings on the site.

The Proposal

1. The application seeks approval for the conversion and extension of an existing outbuilding to form a dwelling. Also proposed is the erection of an extension to form a sun lounge (which was approved under the previous application) and the erection of a store and boiler room. Both of the extensions would be finished in stone to match the existing building.

Planning History

1. The following previous application is considered specifically material in the assessment of the current application:

PA 10/00780/B Conversion and extension of existing outbuildings to form a dwelling – approved.

Development Plan Policies

1. The application site is within an area zoned as Area of High Landscape or Coastal Value and Scenic Significance identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider Strategic Policy 1, Strategic Policy 2, Housing Policy 11 and Housing Policy 13 of the Isle of Man Strategic Plan.

1. Strategic Policy 1

Development should make the best use of resources by:

a) Optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; b) Ensuring efficient use of sites, taking into account the needs for access, landscaping, open space¹ and amenity standards; and c) Being located so as to utilise existing and planned infrastructure, facilities and services.

7. Strategic Policy 2

New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions² of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.

8. 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 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.

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.

Consultations

1. Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications.
2. Patrick Commissioners have no comments.

Assessment

1. This application is very similar to that which has been previously approved. The difference to that previous application is the addition of the store/boiler room. Whilst the applications are very similar, the new application should be fully assessed again.
2. The building is used for some domestic storage and is redundant for its original purpose. It is intact and has a roof and four walls. The building is traditional in appearance and is attractive and of interest.
3. The building has a footprint of 9m x 5m and with the subordinate extensions in the form of a sun room and store/boiler room it would result in a dwelling which would provide a satisfactory living space.

1. The use of the building as a dwelling would be compatible with the adjacent dwelling as each property would be provided with sufficient amenity space in terms of parking, bin storage and garden.

1. Whilst the buildings are close it is considered that the conversion would not cause undue loss of privacy or overlooking.

1. The proposal is for the re-use of an existing rural building of sufficient character to represent an asset to the surrounding area whose conversion need not be detrimental to the environment in which it sits, rather it would complement the area and at the same time be in compliance with the policies of the Strategic Plan.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Patrick Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 15.10.2012

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 permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the conversion and extension of existing outbuilding to form a dwelling as shown in drawings JR/1/10 received 25th May 2012.

111 September

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 17/10/12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager