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15/00507/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00507/B Applicant : Ms Zoe Guilford Proposal : Construction of a single storey extension to link existing property to outbuildings Site Address : The Grange Knocksharry Farm Ramsey Road Peel Isle Of Man IM5 2AF
Case Officer : Miss Melissa McKnight Photo Taken : 26.05.2015 Site Visit : 26.05.2015 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the curtilage of The Grange, a part single and part two storey property located on the northern side of the A4 Coast Road, Peel.
1.2 The Grange has been created through the conversion of stone outbuildings which originally formed part of Knocksharry Farm. The converted barn is accompanied by a small stone outbuilding, which has had approval to convert to ancillary accommodation, and a farm shed, with approval for changes to its exterior finishes. This approval was not implemented and the approval has now expired.
2.0 THE PROPOSAL
2.1 The planning application seeks approval for the erection of a single storey extension off the eastern elevation that would extend northwards and adjoin an existing barn that would provide additional living accommodation. The existing barn was previously part of the detached garage block belonging to Knocksharry Farm and was renovated as part of the works carried out on Knocksharry Farm by the previous owner. The building currently comprises a storage area, shower room, WC and kitchenette.
2.2 The north elevation and eastern elevation gable of the extension would be finished in natural stone cladding to match the existing building with the remainder of the extension finished in a smooth render with masonry paint.
2.3 The extension and converted barn would have openings facing the courtyard with the only opening on the eastern elevation being a set of bi-fold doors on the eastern gable elevation of the family room.
3.0 PLANNING HISTORY
3.1 Most recently planning approval was granted in 2010 under PA 09/01791/B for the erection of a single storey extension to the existing dwelling to link the converted barn to
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create a family room and children's playroom and creation of a covered walkway between the new extension and the ancillary living accommodation. The extension proposed was on the eastern side of the existing complex and consisted of a single storey projecting gable extending off the eastern end gable of the two storey converted barn. It was proposed to finish the extension in materials to match the existing building with Manx stone and natural slate being utilised to the roof.
3.2 The application building, The Grange, was granted planning approval in 2007 under PA 07/00516/B for the conversion of the existing outbuildings to create a residential dwelling along with a number of alterations. In 2008, planning approval was granted under PA 08/00760/B for the refurbishment and extension of stone barn to provide guest accommodation, alterations to tractor shed and central yard including landscaping and planting scheme. This approval was not implemented and has now expired.
3.3 PA 06/01722/B sought approval for alterations, conversion of existing outbuildings to provide a residential dwelling and amendments to access lane.
4.0 PLANNING POLICY
4.1 The application site lies within an area zoned as an Area of High Landscape or Coastal Value and Scenic Significance under the Isle of Man 1982 Development Order.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered materially relevant to the assessment of this current planning application:
General Policy 3 "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) Essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) Conversion of redundant rural buildings which are of architectural, historic or social value and interest; (Housing Policy 11); (c) Previously developed land1 which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) The replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) Location-dependant development in connection with the working of minerals or the provision of necessary services; (f) Building and engineering operations which are essential for the conduct of agriculture or forestry; (g) Development recognised to be of over-riding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) Buildings or works required for interpretation of the countryside, its wildlife or heritage."
Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over- riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
Environment Policy 2 states:
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"The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."
Housing Policy 11 states: "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."
5.0 REPRESENTATIONS
5.1 German Parish Commissioners have no objection however they feel that the finish on the east elevation should be stone clad to match existing rather than being a painted finish (03/06/2015).
5.2 A representation has been received from the joint owner of Knocksharry Farmhouse who has raised concerns regarding the siting of the extension above an underground cable that serves Knocksharry Farmhouse with worries that the cable may be damaged during construction (29/06/2015).
5.3 The Department was copied into a letter dated 6th July 2015, date stamped received 8th July 2015, sent from joint owner of Knocksharry Farmhouse to the applicants agent raising concerns regarding the underground cable.
5.3 In response to the representations received from the joint owner of Knocksharry Farmhouse, the applicants agent has submitted a letter dated 9th July 2015 stating that should planning approval be granted then a site meeting would be sought with the joint owner of Knocksharry and Manx Utilities to establish the exact location of the underground cable and discuss re-routing options.
6.0 CONSULTATIONS
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6.1 In response to the representations received from the joint owner of Knocksharry Farmhouse it was felt necessary to contact Manx Utilities Authority (MUA): Electricity for their comments regarding the proposed development. In an email dated 27th July 2015, MUA: Electricity advised that if the applicant has any concerns regarding the location of their electricity service cable they should contact MUA for further information. MUA will trace the existing service cable for the customer and then advise on any works to be undertaken to divert the cables if they are under the proposed building footprint.
7.0 ASSESSMENT
7.1 It is considered that there are two fundamental issues to consider in the assessment of this current planning application; 1) The impact of the extension upon the character and interest of the existing building and surrounding area; and 2) Whether or not the existing barn is structurally capable of conversion.
7.2 The final part of Housing Policy 11 states, "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." It is clear that following the conversion, it is not normally acceptable to extend such buildings as this can sometimes result in the existing character of the building that led to the building be judged appropriate for conversion being lost.
7.3 Nonetheless, Housing Policy 11 does not fully exclude further extensions to converted dwellings. It presumes against additional extensions where these would reduce or completely destroy the character of the building. It is therefore imperative that proposed extension to the converted buildings are carefully assessed as to their potential impact upon the existing character of the existing converted building.
7.4 The case officer under PA 09/01791/B acknowledged that the existing eastern elevation of The Grange displays a simple form with a two storey end gable having a pair of double doors at ground floor level along with a painted rendered wall which bounds the internal courtyard.
7.5 It is judged that the assessment of this application is fairly finely balanced. On one hand, it could be considered that any extension to the building would represent the loss of the building's character and as such would be unacceptable in terms of the provisions of Housing Policy 11. On the other hand, if the extension would not result in the loss or reduction of the existing character, it would be reasonable to conclude that the proposal is acceptable.
7.6 What is proposed under this scheme is not so dissimilar to the extension granted planning permission under PA 09/01791/B with the differences being a rendered finish to the majority of the eastern elevation of the extension, inclusion of the existing barn and alterations in the window and door fenestration on the northern and eastern elevation of the gable side extension. This scheme does not propose a single storey link to the barn to the south of The Grange as proposed under PA 09/01791/B.
7.7 Under PA 09/01791/B the case officer considered that the proposed extension would be subordinate to the main building in terms of scale and would, through echoing its simple form, not jar with its appearance. The extension proposed under this scheme would be 1 metre less in width than the previous extension proposed and would be 500mm lower on the southern elevation and approximately 400mm taller along the eastern elevation.
7.8 What makes this proposal appear larger than the previously proposed extension is the inclusion of the barn, however one must accept that this barn does exist and is currently used as additional living accommodation.
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7.9 The rendering of the eastern elevation as opposed to finishing this elevation in stone is a little disappointing. Nonetheless, there is an existing rendered wall in situ at present and the proposed finish would distinguish between new and old build. This is not an uncommon approach to the extension of rural buildings in the countryside whether it is a stone finish extension to a rendered building or vice versa.
7.10 On balance it is judged that due to the form, scale and design of the extension proposed, the development is acceptable. When compared with the existing situation it is not considered that the proposed extension would lead to an unacceptable loss or reduction of the original interest and character of the building.
7.11 In addition to the above, views of the extension, would be minimal, if any at all due to the siting of the application site and other existing buildings that would be forward of the proposed development. Therefore it is not considered that the proposed extension would harm the character and quality of the landscape.
7.12 Turning to the conversion of the existing barn, he drawings indicate that the building accommodates a store, generator, kitchenette, lobby, shower room and WC. It is understood from the applicants' agent that the barn formed part of the detached garage block belonging to Knocksharry Farm and was renovated as part of the works carried out on Knocksharry Farm by the previous owner.
7.13 Paragraph b of Housing Policy 11 deals with whether the building is substantially intact and structurally capable of renovation. It is evident that building is capable of renovation given its current use and accommodation provided. The roof structure is modern trussed rafter and the internal walls have been plastered with electrical fittings incorporated to achieve a finished building. The external walls and existing roof structure are to remain in place and do not require any structural works as part of this application. The proposed works to the existing building will not affect the external appearance of the existing building when viewed from the adjoining property or surrounding land and will not involve any structural works. The proposals will require alteration to the internal partitions only with a window opening being created under the existing covered area and removal of the existing window onto the yard outside the generator room which will become internal.
7.17 It is considered that given the form and use of the existing building, the works proposed to the existing barn under this scheme is deemed acceptable and would allow the additional space to Knocksharry Farm without the need for adding further built development.
8.0 CONCLSUION AND RECOMMENDATION
8.1 As previously mentioned, the development proposed under this current planning application is fairly balanced. It is judged that the extension proposed would not destroy the existing character of The Grange. The extension has been designed so that the existing dwelling retains its character in that the extension would remain single storey and would incorporate existing built fabric. As such, The Grange would continue to be viewed as the main dwelling with the extension being subordinate to The Grange.
8.2 Overall it is concluded that the planning application is in accordance with General Policy 3, Environment Policy 1 and 2 and Housing Policy 11 of the Isle of Man Strategic Plan 2007 and as such the planning application is recommended for approval.
9.0 PARTY STATUS
9.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent;
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(b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department of Infrastructure; and (e) The local authority in whose district the land the subject of the application is situated.
9.2 In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person.
The joint owner of Knocksharry Farm.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.06.2015
Conditions and Notes for Approval: 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.
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This approval relates to DWG. No. 01, 02, 03, 04, 05, 06 and 07 all date stamped as received 8th May 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.
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Decision Made : Permitted Date : 06.08.2015
Determining officer
Signed :...M GALLAGHER..
Michael Gallagher
Director of Planning and Building Control
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