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Application No.: 10/00780/B Applicant: Mr \& Mrs John Roberts Proposal: Conversion and extension of existing outbuilding to form a dwelling Site Address: Kerrowdhoo Gleneedle Lower Foxdale Isle Of Man IM4 3BG ### Considerations Case Officer : Mr Steve Stanley Site Visit: Yes Expected Decision Level: Senior Planning Officer ### Written Representations 33 Ballaquark Douglas Isle Of Man IM2 2EY Interest expressed ### Consultations Consultee : Manx Electricity Authority Notes: Comments received Consultee : Highways Division Notes: Do not oppose Consultee : Patrick Commissioners Notes: No comment
The application site relates to Kerrowdhoo, Gleneedle, Lower Foxdale, Patrick. The site, which is on the eastern side of the road, is occupied by an extended Manx cottage and a number of associated outbuildings.
This application seeks approval for the conversion and extension of an existing outbuilding to form a dwelling. The building in question is a former cottage of Manx stone construction situated to the north east of the existing dwelling. The building has been used for domestic storage in relation to the main dwelling but at some point in the past was a dwelling in its own right having chimneys and blocked up windows.
The proposal is to convert the building back to a dwelling and in doing so extend it with a porch and sun lounge. A separate curtilage is identified to serve the proposed new dwelling which would have a kitchen and lounge coming off a central hall and a sun lounge extension to its eastern side access through the living room. At first floor level there would be a bathroom and a bedroom served by roof lights.
The roof and roof lights of the building appear relatively new however research of the aerial photographs for the area show that as far back as 2001 the roof lights were in place. No planning permission would seem to have been applied for or granted for these however they have been in place for such a time period that enforcement action cannot be taken.
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order.
There have been no previous planning applications considered relevant in the assessment and determination of this application.
Patrick Parish Commissioners have not commented on this application. The Highways Division does not object to this application. The owner/occupier of 33 Ballaquark, Douglas has commented on the application stating that the building is not abandoned or derelict and does not conform to the criteria for renovation of buildings in the countryside. The fact that the land is not zoned for development is also highlighted.
The Manx Electricity Authority has submitted a standard note relating to the presence of nearby cables and electricity supply.
The proposal should be judged in respect of the following policies in the Strategic Plan: The Strategic Aim which is "To plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same tine preserving, protecting and improving the quality of the environment, having particular regard to our uniquely Manx natural, wildlife, cultural and built heritage".
The proposal would result in the creation of a dwelling in a rural location where there are limited public facilities and infrastructure. The proposal could, however, preserve a piece of rural architecture and could be said to satisfy this Strategic Aim.
Strategic Policy 1 states that development should make the best use of resources by optimizing the use of previously developed land, redundant buildings, unused and under-used land and buildings, and using scarce indigenous building materials, which this could be said to do. However, this policy also suggests that development should be located so as to utilize existing and planned infrastructure facilities and services, which this proposal does not do. This concept is also repeated in Strategic Policy 10 .
The proposal would not satisfy Strategic Policy 2 which requires that new development should be located primarily within existing towns and villages (a policy repeated in Spatial Policy 5) unless in exceptional circumstances which include the following, set out in paragraph 6.3: "conversion of redundant rural buildings which are of architectural, historic or social value and interest".
This is discussed in more detail at Housing Policy 11 which requires that the building is redundant, the building is substantially intact and structurally capable of renovation, it is of architectural, social or historic interest, the building is large enough to satisfactorily form a dwelling either as it stands or with a modest subordinate extensions, that residential use would not be incompatible with adjoining land uses and the building can be provided with satisfactory services without unreasonable public expenditure.
Housing Policy 13 is also judged to be relevant in the determination of the application as it relates to the reinstatement of abandoned dwellings in the countryside. This requires the building to substantially intact, served by a useable track and able to be connected to services such as water and electricity supply.
The building is used for some domestic storage and is redundant for its original purpose. It is intact having a roof and all walls. The building is of interest as evidence of the historic settlement pattern of the area and whilst the roof lights have been added at some point in the past, they do not detract from the appearance of character of the building so as to fail the tests of HP11.
The building has a footprint of 9 m by 5 m and with the subordinate extensions proposed, is large enough to result in a modest but satisfactory living space. The adjacent property is served by adequate services and as such it is accepted that this building could be similarly serviced.
The creation of a dwelling here would be compatible with the adjacent dwelling as each property would be provided with sufficient outdoor amenity space for bin storage, parking and general amenity; indeed both properties would retain relatively large garden areas which would be more than adequate.
The inter relationship between the properties, whilst being close, would not cause a lack of privacy, helped by the orientation of the existing building and the internal layout proposed.
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.
RECOMMENDATION Permit. PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Patrick Parish Commissioners Accordingly the following parties are not granted Interested Party Status: The owner/occupier of 33 Ballaquark, Douglas The Manx Electricity Authority 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.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the conversion and extension of existing outbuilding to form a dwelling, Kerrowdhoo, Gleneedle, Lower Foxdale, Patrick as shown by JR/1/10, Drainage Plan and Photographs all received 25th May 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : *_**_**______ Signed : _**_**_*_____ Senior Planning Officer
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