18 March 2021 · Planning Committee
Rose Cottage, Barregarrow, Kirk Michael, Isle Of Man, IM6 1ax
The proposal involves converting an existing detached garage, located 4.5m from the main house Rose Cottage in a rural countryside location, into self-contained ancillary accommodation with a lounge/kitchen/dining on the ground floor and two en-suite bedrooms upstairs, primarily for the applicant's son who uses a wheel…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
There is a presumption against development in this undesignated countryside location and creation of a self-contained unit would generally not be permitted, as the garage lacks historic, architectural…
Environment Policy 1
Requires protection of countryside from unauthorised development and curtilage expansion. Proposal complies as minimal changes have no significant impact on countryside character, and condition 3 strictly limits curtilage to existing drive and building footprints, excluding southern field.
Environment Policy 2
Presumes against development adversely affecting landscape in areas of high landscape or coastal value. Assessed as compliant due to minimal external alterations not harming visual amenities or scenic significance.
Housing Policy 11
Permits conversion of rural buildings of historic, architectural or social interest into dwellings. Garage does not meet this test as relatively new, but approved exceptionally due to ancillary status, family needs and lack of countryside harm.
Strategic Policy 2 - Priority for new development to identified towns and villages
Presumes against new residential units outside settlements for sustainability. Overridden by ancillary nature (not independent dwelling), shared facilities preventing severance, and personal circumstances.
Housing Policy 4
General presumption against new dwellings in countryside. Proposal not a new independent dwelling due to conditions and site layout ensuring single planning unit.
Ancillary use only
The residential accommodation hereby approved shall be used only for purposes incidental to the enjoyment of Rose Cottage as a dwellinghouse. No separate curtilage shall be formed and the new accommodation shall at no time be used as an independent dwellinghouse without the express grant of planning approval from the Department.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Curtilage limit
The residential curtilage shall extend no further south than the area including the "drive" and the footprints of the two existing buildings as shown on drawing DN/2/20 and may not include the field to the south which is defined in red on the submitted plans.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 or any Order superseding this, no garage, shed or other free standing structure may be erected within the approved residential curtilage nor may there be any extension to the building which is the subject of this application without planning approval.
development will not have any significant negative highway safety, network efficiency or parking effect
no objection
capacity of the existing wastewater treatment system has been found to be acceptable; no objection
no objections provided that there is no adverse effect on the adjacent watercourse and precautions to reduce the possibility of harmful materials entering the river are put in place
All consultees either have no objection or do not oppose the conversion of a detached garage to ancillary living accommodation, with Inland Fisheries requesting precautions to protect the adjacent watercourse and Environmental Protection Unit seeking additional information on the foul water system.
Key concern: adverse effect on the adjacent watercourse
DEFA Inland Fisheries
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse and precautions to reduce the possibility of harmful materials such as concrete or washings entering the river are put in place.
Conditions requested: precautions to reduce the possibility of harmful materials such as concrete or washings entering the river
DEFA Environmental Protection Unit
No Commentplease can additional information be provided on the foul water system proposed for this additional living accomodation?; information on the type of system (septic tank or sewage treatment works) and the discarge method for the effluent (soak-away or to the nearby watercourse) be provided to allow an assessment to be undertaken
DEFA Inland Fisheries
Conditional No ObjectionDEFA, fisheries have no objections to this development provided that there is no adverse effect on the adjacent watercourse and precautions to reduce the possibility of harmful materials such as concrete or washings entering the river are put in place.
Conditions requested: precautions to reduce the possibility of harmful materials such as concrete or washings entering the river
Department of Infrastructure Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.
Michael Commissioners
No ObjectionNO OBJECTION
Michael Commissioners
No CommentMy Commissioners request deferment of the below application until after their meeting on Wednesday 10th February 2021.
