25 July 2013 · Delegated - Senior Planning Officer (M Kallyher, Director of Planning and Building Control)
Riversdale, Strang Road, Union Mills, Isle Of Man, IM4 4np
The proposal involved converting a traditional two-storey Manx stone barn within the curtilage of Riversdale into a two-bedroom dwelling, with bedrooms at ground floor and lounge/kitchen above, demolishing a front garage and replacing it with a car port to improve visibility splays from the access.
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The officer assessed the proposal against Housing Policy 11 criteria despite residential zoning, finding redundancy established as the barn was unused and unsuitable for modern agriculture; it was str…
Housing Policy 11
Requires conversions of rural buildings to dwellings only where redundant, structurally sound, of interest, suitable size, amenity compatible, services feasible, and using original materials/appearance. Officer tested each criterion explicitly: redundancy via disuse and DEFA comments; structure via survey; interest as Manx stone barn; size 10x5m two-bed; amenity ok post-amendments/no new windows facing neighbour; services ok in settlement. Some interpretation needed as site residential not rural, but policy issues still relevant.
General Policy 2
Presumes development in zoned residential areas acceptable if respecting site/surroundings in siting/scale/design, no adverse amenity/landscape/highway impacts, safe access/parking. Proposal complied as reusing existing structure, no character harm, amended for privacy, visibility splays provided, parking/turning for two dwellings.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
The development hereby permitted shall not be carried out except in full accordance with the method statement and plans 12 0959 01 and 12 0959 02 received on 27th March 2013 and plans 12 0959 3 A and 12 0959 4 B received on 28th May 2013.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the southern elevation of the ground floor ensuite window and shall be maintained as such thereafter.
Visibility splays
A minimum visibility splays of 2.4 metres by 18 metres must be provided for the site access prior to first occupation of the dwelling and retained thereafter. No obstruction to visibility above 1.05 metres in height shall take place within the splays so provided.
No concerns
no objection to the application
makes no comment but ask an informative note be attached to any approval
Manx Electricity Authority requests contact for electricity supply; Braddan Commissioners have no objection; Highways Division initially defers due to visibility splay concerns and later notes insufficient detail on amended plans; neighbour objections on privacy grounds.
Key concern: visibility splay inadequate
Manx Electricity Authority
Conditional No ObjectionSee Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.; The Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
Braddan Commissioners
No ObjectionThe Commissioners had no objections to the following Planning Applications:; PA13 00376 B - Mr Roger Leece - Conversion of existing out building into a dwelling - Riversdale Strang Road Union Mills Braddan
Highways Division
Conditional No ObjectionDefer; Sightlines of 2.4 x 36 metres need to be achieved for the conversion if within a 30mph, or 18 metres if within a 20mph speed limit; Amended plans received do not show sufficient detail to establish if the visibility splay of 2.4m x 18m can be achieved.
Hazel Fletcher, Highways Division
No CommentAmended plans received do not show sufficient detail to establish if the visibility splay of 2.4m x 18m can be achieved.
The original application 13/00376/B for conversion of an existing outbuilding into a dwelling was permitted on 25.07.2013. Mr R Dennett of Forest Lodge lodged appeal AP13/0081 specifically against a condition of that approval. The appeal was to be determined by written representations. The appellants withdrew the appeal, as notified by the Planning Appeals Administrator, leaving the original permission and its conditions in place.
Precedent Value
This withdrawn appeal sets no precedent as it did not reach a decision by the independent appointed person. Future appellants should note that appeals against conditions can be withdrawn at any stage, preserving the original permission.
