Loading document...
==== PAGE 1 ====
21/01317/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 21/01317/B Applicant : Mrs Susan Dorothy Davies Proposal : Conversion of disused outbuildings to ancillary living space Site Address : Skinscoe Farm Ramsey Road Laxey Isle Of Man IM4 7PP
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.09.2022 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The conversion of the existing barn hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling at Skinscoe Farm, Ramsey Road as identified on the approved plans and shall not be occupied as an independent dwelling unit.
Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
This application has been recommended for approval for the following reason. The planning application would comply with the exception in General Policy 3, which in turn meets the test of Housing policy 4 and 11 and would not harm the character of the countryside in accordance with Environmental Policy 1, and highway safety is in accordance with Transport Policy 4 and 7, and is recommended for approval.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 25th October 2021;
==== PAGE 2 ====
21/01317/B Page 2 of 5
o Drawing No. 01 o Drawing No. 02 o Drawing No. 03
This decision also related to an email and attached site plan (Drawing No.04) which are dated 12th April 2022.
__
Interested Person Status - Additional Persons
It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
Manx National Heritage as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status. __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of Skinscoe Farm, Ramsey Road, which was at a time a large farm, with surrounding infrastructure. Over time the farm has been split into several parts, of which the proposal here is for the Southern part of the farm which includes a farm house and original farm buildings.
THE PROPOSAL
2.1 The current planning application seeks approval for the conversion of an existing cow shed into ancillary accommodation.
2.2 The proposal includes the installation of brown uPVC windows and doors and a klargester Alpha Septic Tank. There are proposed no works to the existing roof.
PLANNING HISTORY
3.1 The previous applications are not relevant in the assessment of this application.
PLANNING POLICY
4.1 The site lies within an area zoned as "not designated for development" on the Area Plan for the East. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the application it is appropriate to consider the following Strategic Policies; Strategic Policy 1 - development should be located to make best use of previously developed land, redundant and underused buildings and utilising existing infrastructure; Strategic Policy 2 - focuses new development in existing settlements unless complies with GP3;
==== PAGE 3 ====
21/01317/B Page 3 of 5
Strategic Policy 4 - development must protect or enhance special interest areas including nature conservation; Strategic Policy 5 - development must be well designed; Strategic Policy 10 - development should promote integrated journeys, minimise car use and facilitate other modes of travel; General Policy 2 - detailed 'development control' considerations; General Policy 3 - acceptable development in areas not zoned for development; Environment Policy 1 - seeks that the countryside is protected for its own sake Community Policy 7 - designed to prevent criminal and antisocial behaviour; Community Policies 10 & 11 - implement best practice so as to reduce the outbreak and spread of fire; Housing Policy 4 - new housing will be located primarily within the existing towns and villages Housing Policy 11 - conversion of existing rural buildings into dwelling Transport Policy 4 - safe and appropriate provisions for journeys; Transport Policy 7 - parking standards Infrastructure Policy 5 - methods for water conservation
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state they do not oppose. (10.11.21 & 28.06.22)
5.3 Garff Commissioners have considered the proposal and state they have no objection. (23.11.21)
5.4 Manx National Heritage have considered the proposal and state that they recommend a bat survey prior to the works being undertaken. (10.11.21)
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE
6.2.1 The starting point with this application is the land designation, it is clear from the Area Plan for the East that the application site is within an area "not designated for development" and as such is a protected part of the countryside where any development is strictly controlled.
6.2.2 In terms of planning policy there is a long established presumption against new residential development in the countryside. General Policy 3(b), and Housing Policy 11 all provide for the conversion of buildings within the countryside subject to various caveats, including that the building is redundant and of architectural, historic or social value.
6.2.3 When considering Housing Policy 11, in the case of this application it is accepted that the existing use of the building, as a cow shed, is redundant from use, as such it will comply with part a) of HP11. The building is structurally intact with there being a minimal amount of upkeep needed to make it habitable which includes new windows and the installation of a new door, as such the proposal complies with part b) of HP11.
==== PAGE 4 ====
21/01317/B Page 4 of 5
6.2.4 The existing barn is constructed out of stonework and as such is of architectural interest, as such the proposal complies with part c) of HP11. There are proposed no additional extensions to the property, with the drawings showing that the proposed barn can viably be turned into a two bedroomed property, with the addition of a klargester. Overall the proposal is modest and should not adversely affect the character or interest of the site, as such the proposal complies with part d) of HP11.
6.2.5 The proposed residential use of the barn would not be at odds with the surrounding established uses, as such the proposal complies with part e) of HP11. There is no doubt the building can be connected to electric and telecom, gas and mains foul drainage given the existing provisions in the area and to the main residential dwellinghouse, as such the proposal complies with part f) of HP11.
6.2.6 On the whole it is considered the application meets the main test of Housing Policy 11 for development in the countryside, in turn would then comply with housing policy 4 (b). The development proposed by this planning application is therefore in accordance with General Policy 3, Housing Policy 11 and Housing Policy 4.
6.3 CHARACTER AND APPEARANCE
6.3.1 The proposal within this application is seeking to utilise the existing structure and bring it into a habitable use, which will ultimately preserve the character of the surrounding area. In turn this would be considered to have no detrimental impact upon the countryside given the existing existence of the building.
6.3.2 Overall taking into consideration the above, the level and scale of development proposed within this planning application are considered to be relatively minor, mainly consisting of minimal intervention in the fabric of the building. The proposal is judged not to cause any material harm to the enjoyment of the landscape or considered to harm the character and quality of the countryside.
6.4 HIGHWAY SAFETY AND PARKING PROVISIONS
6.4.1 The proposed property will be access from the main Ramsey Road, of which Highway Services have not raised any objections. With regards to parking, there are several available places for parking within the blue lined area, as such the proposed two spaces required as per Transport Policy 7 is deemed complied with.
6.5 POSSIBLE SEPERATION
6.5.1 The conversion of the barn into ancillary accommodation which would be self-contained in itself, with its own kitchenette, brings forward the possibility of separation. Whilst this is the case, due to the location of the barn, which is attached to another barn and how the structures on the site are located, it would be difficult to subdivide the plots.
6.5.2 As such, it is considered that the principle of the proposal is acceptable but any approval would require a condition restricting the building use to be 'ancillary' to the main dwelling and not a separate planning unit.
6.6 OTHER MATTERS
6.6.1 Comments have been received from Manx National Heritage on the requirement for a bat survey to be done, whilst this is the case, an email was received dated 12th April 2022 which contained an email from the DEFA Biodiversity Officer, which states that they wouldn't need to comment on any Planning Applications. As such it is deemed that a bat survey is not required when taking in the above and the fact that no works are being done to the roof.
==== PAGE 5 ====
21/01317/B Page 5 of 5
6.6.2 The proposed works are minimal alterations to an already existing barn, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area, any water run-off will be dealt with as per the existing arrangement of the main dwelling. Whilst the proposal will increase water usage of the overall site it is deemed that there are no new issues in this respect.
CONCLUSION
7.1 For the above reasons, it is concluded that the planning application would comply the exception in with General Policy 3, which in turn meets the test of Housing policy 4 and 11 and would not harm the character of the countryside in accordance with Environmental Policy 1, and parking in accordance with Transport Policy 4 and 7. As such the proposal is recommended for approval.
INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 09.09.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.
Copyright in submitted documents remains with their authors. Request removal