Officer Planning Report

Planning Report And Recommendations {{table:126109}} {{table:126110}} {{table:126111}} ### Considerations {{table:126112}} ### Written Representations ### Consultations {{table:126113}} {{table:126114}}

Officer's Report

Description Of Application Site

• The application site is a two storey dwellinghouse with outbuildings situated to the southeast of the Ramsey Road (A4), Kirk Michael.
• The site is set within the open countryside. The area is not zoned for development.
• The site is also within an area of high landscape or coastal value and scenic significance.
• The property is been extended to the rear and to the side of the existing house.
• The site is accessed via a private lane off the A4.
• To the east of the application site is Upper Kerrowglass and a public footpath.
• To the north, west and south of the application site are agricultural fields.

PROPOSAL

• The proposal is seeking permission to re-build an existing outbuilding to provide additional living accommodation.
• The outbuilding will be 13.4m in length x 6.1m in width and 4.2m in height.
• The outbuilding will be attached to the existing conservatory of the main dwellinghouse.
• Natural stonework will be used for the facing and natural slate for the roof.

RELEVANT PLANNING HISTORY

• 05/01536/B – Conversion of existing outbuildings into five self contained tourist units and amendments to vehicular access (Re-submission) – withdrawn.
• 04/02212/B – Amendment to PA 03/01204/B, approved porch extended with additional windows and door fitted in North-east elevation, together with additional gable window in approved study – granted 13th January 2005.
• 03/01205/B – Conversion of existing outbuildings to five tourist units – Refused 6th May 2004.
• 03/01204/B – Alterations and erection of an extension and link conservatory to main dwelling and conversion of outbuilding to a kitchen – granted 30th January 2004

DEVELOPMENT PLAN POLICIES

• Isle of Man Planning Scheme (Development Plan) Order 1982
• Planning Circular 3/89 – Renovation of buildings in the countryside.
• Isle of Man Strategic Plan (Modified Draft) 2004; GP3, HP11, HP15

STATUTORY CONSULTATION RESPONSES

• DoT – No comments received
• Michael Commissioners – No comments received

PUBLIC RESPONSES

• Press notices were posted on 26/1/06
• IoM Water Authority has requested a notice be attached to the decision notice saying "For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority customer services, telephone 695949.
• The IoM Fire and Rescue Service have commented that interconnected domestic smoke detectors should be installed.

ISSUES

• In 2003, an application for the alterations and erection of an extension and link conservatory to main dwelling and conversion of outbuilding to a kitchen. This was subsequent granted planning permission. The conservatory has been constructed. The conservatory was to link onto the existing single storey outbuilding. This has been demolished due to the structural condition of the building. Part of the back wall and a side wall of the single storey outbuilding still remains. The applicants wish to re-instate the single storey building in a slightly larger form and use it the building as ancillary living accommodation. However, Planning Circular 3/89 states that "permission will not be given for the construction of replacement buildings of similar or even identical form (unless no change of use is involved)".
• Therefore, in terms of the policy, the re-building of the structure in a slightly larger form would be contrary to the established policy of the department.
• However, there is public footpath which runs along the rear boundary of the application site. There are no trees or shrubs running along the rear boundary of the site. The remains of the single storey building are visible from this footpath. It is also possible to establish where the building linked onto the two storey building situated further back in the site by white washed walls on the building. I consider the existing situation injuries the visual amenities of the locality considering the site is within an area of high landscape or coastal value and scenic significance.
• The proposed works will involve the use of Manx stone for the external facing and natural slate for the roof. The new conservatory is built using these materials. The proposed building would

be sympathetic to the existing building. I consider the re-instatement would benefit the locality especially as the application site is situated in close proximity to a public footpath.

Conclusion

• On balance, I consider the benefits to the visual amenities of the locality outweigh the policy constraint and I therefore recommend that permission be granted subject to condition in the attached schedule.

Party Status

I consider that the following should be granted party status due to them being a Statutory Consultee:

• Michael Commissioners
• Department of Transport

I consider that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:

• IoMWA; and
• IoM Fire and Rescue Service

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 28.04.2006

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the re-building of existing outbuilding to provide additional living accommodation as shown drawing numbers 5301/1 and 5301/2 date stamped 23rd January 2006.

C 3. The front and rear elevations of the extension must be clad in traditionally laid stone prior to completion. Note: Split stone on a backing render is not acceptable as an external finish

C 4. The roof(s) must be finished in dark natural slate.

C 5. The additional living accommodation shall only be ancillary accommodation to the main dwellinghouse and at no time shall form a separate dwellinghouse.

N. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.

N. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : 5/5/6

Signed: M. I. McCauley Director of Planning and Building Control in the absence of the Director on leave