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The application site is the former barn to the rear of The Auburn, 19 Lezayre Road, Ramsey. The property is a single and two storey detached barn which is located south of the adjacent dwelling The Auburn, which is located on the southern side of Lezayre Road.
The property has been zoned under the Ramsey Local Plan Order 1998 as being within an area of predominately residential use; the site is not within Ramsey Conservation Area.
Approval in principle for erection of dwelling and garage - land to rear of the Auburn, Lezayre Road, Ramsey - 03/00669/A – APPROVED
Reserved matters application for the erection of a detached dwelling with garage and alterations to existing vehicular access - land to Rear of the Auburn, Lezayre Road, Ramsey - 06/01369/REM - APPROVED
The application proposes alterations to and conversion of outbuilding to a dwelling. The existing two storey aspect of the barn is to be retained and converted to a dwelling house. The single storey garage extension, is proposed to be demolished and replaced with a single/two storey extension.
Ramsey Commissioners:- No objection
Highways Division do not oppose subject to the imposition of the following condition:- The access set out and approved under PA 06/01369/REM shall be completed prior to any works commencing on the proposed conversion.
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 IOM 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 S.P.M.C. & E supports the principle of preserving the barn, however they are concerned that the development will result in a tandem development.
We have received no privately written representations objecting to the application.
The following material Planning Matters need consideration for a development of this type and location:-
The site is zoned within an area of predominately residential use; therefore the conversion of this barn to a dwelling in principle is acceptable.
The SPMC comment that the proposal would constitute tandem development and whilst it could be seen to be the case, I am of the opinion that this type of development is acceptable in certain locations. As indicated within the planning history section of my report, the site south of the barn has already benefited from Planning Approval for a single storey bungalow. As can be seen from the site location plan the barn is located between The Auburn and the site which has benefited from planning approval.
A structural report has also been submitted with this application, the conclusions of this report state:-
"We would conclude that the external stone walls of the two storey area to be retained are structurally satisfactory. There is no requirement for demolition or major repairs to the external walls to achieve a conversion from its current use as a store to a house. The observed movement to the front elevation has not in our opinion resulted in an unstable wall. This section of masonry can be restrained to prevent further movement as part of the recommended repairs".
Regarding the residential amenity of the proposed barn conversion, I consider the proposal would have a significant amount of amenity space, more than adequate rear garden and the converted barn and extension would provide plenty of internal living accommodation and adequate outlook. The proposal would result in having three off road parking spaces within the garage area, and have turning provisions (front driveway).
Due to the siting, distance and orientation of two existing properties (The Auburn & the barn), I do not consider the proposed conversion would have any adverse impact to the detriment of the residential amenity of The Auburn. The majority of the windows within the existing barn are all located on the western elevation and therefore are not directed towards The Auburn.
Consideration however also needs to be given to ensure that the proposal will not result in any adverse impacts upon the neighbouring property The Oaks, which is located to the west of the barn. As stated the windows would look towards the neighbouring property, however the boundary treatment which the two properties would share is very substantial, due to the number of large mature trees and bushes. Additionally the western elevation of the barn is located 10 metres away from the boundary (west) and a further 5 metres from the side elevation of the neighbouring property, which I consider even without the significant boundary treatment would be an adequate distance between two residential properties.
Some consideration should also be given to ensure the proposal would not have an adverse impact upon the recently approved dwelling to the south of the barn. Whilst not constructed, a planning approval does exist. The submission does propose to install a number of new window openings to the east elevation, which has the possibility of creating impacts through overlooking. However the only window of the proposed bungalow which might be affected through overlooking, would be a garage window. However a garage is not a habitable room (i.e. lounge/kitchen) and therefore I do not consider any significant overlooking would occur.
The barn is an existing property, which is currently redundant, and sited within an area zoned as predominately residential. The proposal would also not result in any significant adverse impacts upon the residential amenity of the neighbouring properties. For these reasons the proposal would be appropriate in this location and therefore my recommendation is for an approval
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
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:-
Recommended Decision: Permitted
Date of Recommendation: 14.09.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 drawings 07 0213/1 and 07 0213/2 all-received on 1st June 2007 and 9th September 2007. Structural Inspection Report received on the 20-9-09
C 3. The access set out and approved under PA 06/01369/REM shall be completed prior to any works commencing on the proposed conversion.
C 4. The external finishes of the extension must match those of the existing building in all respects.
C 5. The roof(s) must be finished in dark natural slate.
N 1. The applicant is recommended to consult with the Chief Fire Officer to discuss the means of escape in relation to the internal layout.
N 2. For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Decision Made : Approve Committee Meeting Date : 28/09/07
18 September 2007 07/01058/B Page 5 of 5
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