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
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.
