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The annex/garages, The Old School House, Tholt Y Will, Sulby is part single storey and part two storey. The annex/garages are located within the curtilage of "The Old School House" which is highlighted in blue on the submitted location plan. The site is located north of the Sulby Glen Reservoir.
The application site is within an area recognised as being in woodland and being within an area not zoned for development and within an area of high landscape value under the Isle of Man Development Plan Order 1982.
The site is within Sulby Glen, which has been suggested as one of two areas within the Island, proposed to be a National heritage Area. However this has yet to be determined.
Planning Circular 3/89 – Renovation of buildings in the countryside Planning Circular No. 1/88 – Residential Development – Houses in the Countryside Isle of Man Development Plan Order 1982
The Isle of Man Strategic Plan:-
6.3 Development outside of areas zoned for development; General Policy 3 - 9.5 Tourism; Business policy 9, 10 and 11 - 8.10 Conversion of Rural Buildings to dwellings; Housing Policy 11.
Installation of 1000 litre LPG tank, Old School House, Tholt-y-Will, Sulby (90/01418/B) – approved. Additional use of guest cottage for tourist accommodation (00/02187/B) – approved The building may be used as tourist accommodation or as living accommodation that is ancillary to the use of the main dwelling. Installation of additional dormer window (02/00125/B) – approved.
The application proposes alterations and extension to provide two units of holiday accommodation. The existing two storey, store with garage above, will remain as existing in size, but the application does proposal some external alterations, which include the removal of the existing garage door and replaced with a uPVC entrance door with fixed sidelights and changes of windows and doors on the southeast, and southwest elevations.
The existing single storey flat roofed garage is proposed to be demolished and replaced by a two storey extension, which would have a slightly larger footprint due to the cavity walls. The proposal would have a pitched roof which would join the pitched roof of the existing two storey building.
Lezayre Parish Commissioners have recommended a refusal on the grounds:-
This would effectively be turning a garage into a house. This is an overdevelopment of this property in an area not zoned for development. Majority.
The Department of Transport Highways Division have objected on the grounds:-
The application reduces the off street parking provision available for the existing property and increases the requirement for parking without stipulating how this demand will be met.
Further to the recent planning application to provide two units of holiday accommodation at the above property, I would be grateful if you could attach a condition to any approval granted that suitable provision is made to ensure the provision of a portable water supply within these units.
The Isle of Man Water Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The building(s) affected are not of any vernacular interest such as to make them worth preservation by conversion and are very small and minor in the context of what is proposed. Thus this development will result in what amounts to two new flats and will look like one new house in the countryside. This is a very remote spot where such a thing must not be allowed.
The Society Strongly Objects.
We have received no privately written representations objecting to the application.
Material Planning matters which need to be considered regarding this application include:-
Planning Circular 3/89 – Renovation of buildings in the countryside.
Paragraph 2 states; In general, it is considered that it would be not only appropriate but also beneficial to public amenity to renovate, and if necessary, find alternative use for, redundant buildings in the countryside which
Such buildings must be substantially intact, and structurally capable of renovation.
I consider the renovation of the two storey garage/store would not comply with Planning Circular 3/89 as it would not act in accordance with any of the above three points.
I initial also included the single storey double garage within Circular 3/89 remit, however after studying the plans in more detail it became apparent that the double garage would not be extended but be completely demolished and replaced by a new two storey store structure. Therefore, the development can also be regarded as being tantamount to the creation of new dwelling house/s in the countryside in which Planning Circular 1/88 resists such development unless exceptional circumstance can prevail over normal planning considerations.
Parking provisions
The application will result in the loss of three off-road parking provisions, and does not stipulate on how parking provisions both existing and future parking associated with this proposal will be accommodated within the site, hence the objection by the Highway Department. Although I believe that the required parking provisions can be provided, due to the size of the site, I would have concerns that this may result in further built development within the site for the additional parking provisions.
Impact upon the countryside
Any application which proposes the conversion of existing or new development within the countryside must comply with Planning Circular 3/91 – Guide to the design of residential development in the countryside. The Circular is a guide on suitable ways to design and construct residential buildings in rural areas.
In my opinion the proposed two storey unit structure has been designed to incorporate the methods stated within Planning Circular 3/91 and would introduce a traditional design replacing a flat roofed building which is not of a tradition design as indicated within the Circular.
Of course consideration needs to be taken to see what impact a two storey structure as proposed, would have on the surrounding countryside particularly as the site is within an area of High Landscape Value. I have visited the site from the lane which runs parallel with the site but also from the Sulby Glen Reservoir (see photographs).
From the lane, due to the significant boundary treatment which runs along the northern boundary of the site, I do not believe the proposed two storey extension would cause an adverse visual impact to the area.
When viewed from the Sulby Glen Reservoir the existing properties are not very visible and therefore I do not consider the introduction of a two storey building, which would be smaller and sited behind "The Old School House" to the north (when view from the reservoir) would introduce a undesirable building due to its appropriate design within the countryside and due to the boundary treatment around the site which acts as a significant screening.
Whilst the design of the proposal is acceptable, the proposals are contrary to Planning Circular 1/88 and Planning Circular 3/89 and therefore would introduce an unacceptable development within the countryside.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Department of Transport Highways Division Lezayre Parish Commissioners
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Chief Environmental Health Officer Chief Fire Officer IOM Water Authority S.P.M.C. & E M.E.A.
Recommended Decision: Refused
Date of Recommendation: 14.12.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The conversion and erection of a two storey building into two tourist units in this location is tantamount to the creation of a new residential dwelling in the countryside which would be contrary to the Isle of Man Planning Scheme (Development Plan) Order 1982 in that:-
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 : Refused Date: 21/12/06
Signed: M. I. McCauley Director of Planning and Building Control
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