Officer Planning Report Recommendations

Planning Report And Recommendations {{table:148786}} {{table:148787}} {{table:148788}} {{table:148789}} ### Considerations {{table:148790}} ### Written Representations {{table:148791}} ### Consultations {{table:148792}} That apart, and considering the photograph I sent you in connection with 1687, I don't think the Society will strongly object to the degree of restoration proposed, providing it does not become a dwelling house. The property Donald's Cottage, Glen Auldyn, Lezayre, is located within the application site which is indicated in the submitted location plan. The site is located south of Glen Auldyn. The application site is within an area recognised as being an area of 'woodland' under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Planning Scheme (Development Plan) Order 1982 - Planning Circular 3/89 – Renovation of Buildings in the Countryside Retention of new track (06/01777/R) – decision pending Conversion of existing redundant cottage to a Game Keepers Store (06/01771/B) – decision pending Approval in principle for the renovation and conversion of redundant cottage and outbuildings to living accommodation (03/00206/A) – refused on the grounds that:- 1. The cottage and outbuilding, subject of this application, are considered to have lost their habitable status and be in a derelict state of repair and as such their renovation is contrary to Planning Circular 1/88 and the well established policies of the Department. 2. Due to the properties loss of original use the proposal is tantamount to the creation of a new dwelling and contrary to Planning Circular 3/89 and the well established policies of the Department. The application proposes the conversion of existing redundant cottage to a game keeper's store. Works have been undertaken out on the property which includes re-roofing the property with a new slate roof and repair works on the existing gable end walls. The Ballaugh Parish Commissioners have objected to the planning application which can be summarised as, the Glen Auldyn Sporting Syndicate have ignored the previous refused application and have restored the cottage without planning permission, the whole ecology of the Glen has been changed by the large number of pheasants released in the area and the worked carried out appears to be a flagrant attempt to by-pass the planning regulations and ignores the Appeals Inspector's comments. Highways Division:- Do not oppose The Isle of Man Fire and Rescue Service make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. The S.P.M.C. & E, have commented to the planning application which can be summarised as, they would not strongly object to the degree of restoration proposed, providing it does not become a dwelling house. The owners and/or occupants of the Larch Lea, Glen Auldyn object to the planning application, which can be summarised as, renovation has already taken place with a replacement roof, the site already has a store adjacent to Donald's Cottage, why does a store require a fireplace and chimney, possible be used as a shooting lodge, additional work to either demolish or restore the other derelict sections of the cottage, the expansion of the activities on the site will continue to damage the track which is a public footpath due to 4x4 vehicles and parking provisions next to Donald's Cottage need to be provided. ### Assessment / Recommendation The following Circular needs to be taken into account when considering this application. Planning Circular 3/89 – Renovation of Buildings in the Countryside – needs to be taken into account when considering this application. This Circular addresses the subject of the renovation of, and alternative uses for, such buildings where they are sited in the countryside. The previous application (03/00206/B) was for the conversion of Donald's Cottage to a residential property which was refused as the site would contravene Planning Circular 1/88 Residential Development – Houses in the Countryside and Planning Circular 3/89 Renovation of buildings within the countryside. This application is for the conversion of the cottage into a game keepers store. I therefore consider Planning Circular 1/88 is not relevant as the proposed purpose is not for a residential purpose. Planning Circular 3/89 does deal with renovation of buildings within the countryside, however the majority of cases are for the conversion for properties to residential or tourist use. Whilst in my opinion Planning Circular 3/89 needs to be considered I believe a more general approach is required in this instance. In my opinion the proposed use would ensure the property to be maintained and not fall into disrepair, particularly as there seems to be no other acceptable use for the property, this proposal or a similar proposal would seem the only way the existing property would be usable and be maintained. With regard to the objections from the Lezayre Parish Commissioners the previous application as stated before was refused, however this proposal is for a store and not for a residential dwelling. The Chimney/fireplace which has been commented by all objectors is an existing feature of the cottage, and therefore I do not consider this being an issue. ### Conclusion On balance I consider the proposed use as a game keeper store will ensure the retention of the existing building, whilst providing an acceptable use. For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval. ### Party Status I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Lezayre Parish Commissioners Highways Division Larch Lea, Glen Auldyn 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:- The Isle of Man Fire and Rescue Service S.P.M.C. & E --- #### Recommendation Recommended Decision: Permitted Date of Recommendation: 27.02.2007 ---

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 approval relates to the submitted documents and drawing 06 0103/1 all received on 16th October 2006.

N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.

Decision Made: Approved Committee Meeting Date: 8/3/07