**Document:** 11/00030/B Planning Officer Report **Application:** 11/00204/B — Erection of a detached garage/store and amendments to vehicular access **Decision:** Permitted **Decision Date:** 2011-03-24 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/556-braddan-eskadale-king-edward-road-garage/documents/1243752 --- # 11/00030/B Planning Officer Report ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] ### Officer's Report ## THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises a parcel of land that is located at the junction of Bibaloe Beg Road and King Edward Road in Onchan. The application site is part within the Parish of Onchan and part within the Parish of Lonan. The proposed development comprises the conversion of an existing workshop/barn building contained within the application site into a dwelling. The planning application is effectively an amendment to the development approved under previous planning application 10/00337/B. ## PLANNING HISTORY The application site has been the subject of two previous planning applications that are considered specifically material to the assessment of the current planning application: Planning application 01/00929/B sought planning approval for the erection of garage/workshop/store to replace existing garage on the application site. This previous planning application was approved on the 21st September 2001. Planning application 10/00337/B sought planning approval for the conversion of existing workshop/barn to a dwelling. This previous planning application was approved on the 30th June 2010. REPRESENTATIONS Onchan District Commissioners recommend that the planning application be approved. The Department of Infrastructure Highways Division do not oppose the planning application. PLANNING POLICY In terms of local plan policy, the application site is located within an area designated as open space under both the Onchan Local Plan and the Laxey and Lonan Area Plan Order 2005. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application. ### General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." ### Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: - (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; - (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and - (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14." ### Housing Policy 11 states: "Conversion of existing rural buildings into dwellings may be permitted, but only where: - (a) redundancy for the original use can be established; - (b) the building is substantially intact and structurally capable of renovation; - (c) the building is of architectural, historic, or social interest; - (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; - (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and - (f) the building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must: - (a) where practicable and desirable, re-establish the original appearance of the building; and - (b) use the same materials as those in the existing building. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form. Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character." ### Assessment The planning application seeks planning approval for the conversion of an existing workshop/barn building contained within the application site into a dwelling. The planning application is effectively an amendment to the development approved under previous planning application 10/00337/B with the difference being the addition of a dormer window on the rear elevation of the building. Work has commenced and is ongoing on this previously approved planning application. The principle and detail of the proposed conversion was previously found to be acceptable and approved under previous planning application 10/00337/B. This conclusion remains valid and it is considered that the general principle behind the current planning application is also acceptable. The main role of this current planning application is effectively to examine the acceptability of the amendment to the proposed work. In that respect the amendment is the addition of a dormer window on the rear elevation of the building. This elevation and dormer is not readily visible from public viewpoints and does not affect private amenity. As such, its impact is considered to be limited and acceptable. It is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application should be afforded interested party status: Onchan District Commissioners. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Infrastructure Highways Division. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 11.02.2011 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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 drawing no.s (EX)01, (EX)02, (EX)03, (EX)10, (EX)11, EX(20) rev. A, (PL)03 rev. D, (PL)10 rev. G, (PL)11 rev. G, (PL)15 rev. E and (PE)20 rev. D date stamped the 10th January 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date: 2/12/11 Signed: _________________________ Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/556-braddan-eskadale-king-edward-road-garage/documents/1243752*