**Document:** Officer Planning Report **Application:** 07/00038/B — Alterations, refurbishment and erection of a link extension to form residential accommodation **Decision:** Refused **Decision Date:** 2007-06-18 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/82337-andreas-lhen-garage-residential-conversion-extension/documents/1488980 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report Site The application site forms the Lhen Garage, The Lhen, Andreas which is located on the southern side of the A10 road and adjacent to The Old School House, which is in the ownership of the applicant and forms part of the application site. To the east of the Old School House is the dwelling "Stonefold" which is also in the ownership of the applicant. ### Land Use Zoning / Policy The application site is within an area recognised as being an area of 'white land' not zoned for development, 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. ### Planning Circular 3/91 – Guide to the Design of Residential Development in the Countryside is also considered relevant in the consideration of this application. ### Planning History The following applications are considered relevant in the determination of this application: - PA 03/01698/C - Change of use from private dwelling to self catering tourist accommodation, Lhen Mission Hall, The Lhen. Approved - PA 00/01813/B - Conversion to dwelling, Stonefold, The Lhen. Approved ### Proposal The application proposes alterations, refurbishment and erection of a link extension to form residential accommodation. The existing single storey detached garage is proposed to be converted into additional living accommodation over two floors. The first floor would be created by the erection of a pitched roof. The overall height of the building would increase by two metres. The proposal also includes joining the existing dwelling "The Old School House" with the garage by the erection of a new extension which would act as a link. ### Representations - Andreas Parish Commissioners:- - No objection - Highways Division do not oppose the application subject to the imposition of the following conditions:- - Sight lines of 2 metres by 36 metres shall be provided. - Three no. off street parking spaces shall be provided to serve the needs of the dwelling. - The workshop shall be for private use, ancillary to the main dwelling. - 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 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. ### S.P.M.C. & E:- Very large extensions to a basic cottage and although they sit on part of the footprint of the previous Garage building and they duplicate the front, ground floor, elevation of this building they seem to involve complete rebuild. In the light of other extensions allowed in the countryside, they may be acceptable; the Society HAS DOUBTS. The owner and/or occupant of Ballacallum Cottage, Lhen Bridge make comments to the planning application in relation to the redundancy of the existing garage and that it would not seem unreasonable to redevelop the site as a residential dwelling, the nearby dwellings are quite small, of a rural nature, and fit comfortably into their surroundings, however they consider the current proposal to represent a massive block, which is not helped by the height of the proposed link, and the refurbishment and link should be restricted to single storey height. ### Assessment / recommendation In principle I consider the conversion of the existing redundant garage into additional living accommodation is acceptable. The garage was constructed as part of a garage/petrol station which no longer exists or is likely to be required in the future. In considering the proposal, Planning Circular 3/91 needs to be taken into consideration, particularly policy 3 which states:- The shape of small and medium sized new dwellings should follow the size and pattern of traditional farmhouses. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form. The existing garage is not an attractive building and currently has a negative appearance upon the surrounding area and properties. Consideration of the application must take into account that the garage is an existing building; the development proposes to retain the existing fabric of the building and increase the height of the existing roof to provide an additional floor to the garage building giving additional living accommodation. In doing so the existing garage building is significantly increased in scale and size. The front (north) and side (east) elevations are the two elevations which will have the most impact upon the adjacent public highway, the A10 road. As stated previously, the existing building is not an attractive building and The Old School House is an attractive traditionally designed property which incorporates pitched roof dormer windows. The total width of the link extension and existing garage would be in excess of the width of the existing cottage, and would become the prominent structure on the site. I am of the opinion that with further development as proposed to a building which currently has a detrimental visual impact to The Old School House and the surrounding area, the proposal would further highlight the detrimental impact of the existing garage, by the increase in height, and size and therefore further detract from the character of the nearby dwellings, particularly The Old School House and to the visual amenities of the area. I also have concerns regarding the size, design and appearance of the rear elevation, particularly regarding the fenestration details which consists of a total of six new uPVC patio doors. As can be seen from the existing dwelling, the patio doors to the rear elevation have been designed to compliment the traditional appearance of the dwelling and therefore be in keeping with Planning Circular 3/91. I do not consider the proposed fenestration would be in character with the existing dwelling and would introduce a new style inappropriate with the appearance of the existing dwelling. ### Recommendation I conclusion I consider it is very important to ensure that when constructing new buildings and alterations to existing buildings in the countryside, that the development is in a form and size that would not cause significant harm to the visual amenity of the surrounding area. In my opinion, the proposed development would be too large, over-dominant and create the impression that an additional dwelling has been constructed in this rural locality, rather than a modest extension to the existing dwelling which would maintain the character of that building. The proposed fenestration would also introduce a number of differing features that would not follow the traditional rural form of dwellings in the countryside. For these reasons the proposals would seem inappropriate in these locations and therefore my recommendation is for a refusal. ### Party Status I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Andreas Parish Commissioners - Department of Transport Highways Division 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 - The Isle of Man Water Authority - S.P.M.C. & E - Ballacallum Cottage, Lhen Bridge ### Suggested Conditions Whilst it is recommended that the planning application be refused, should planning approval subsequently be granted at appeal the following conditions are suggested: 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This approval relates to the submitted documents and drawings NW 06/01-01, NW 06/01-02, NW 06/01-03, NW 06/01-04, NW 06/01-05, NW 06/01-06, NW 06/01-07 AND NW 06/01-08 all received on 10th January 2007. 3. Sight lines of 2 metres by 36 metres shall be provided. 4. Three no. off street parking spaces shall be provided to serve the needs of the dwelling. 5. The proposed garage/workshop may be used only in association with The Old School House and for purposes ancillary to the use of The Old School House as a single dwelling house and for no commercial purposes. 6. Prior to the commencement of any works, there must be submitted to and approved by the Planning Authority, samples of the external wall materials and roofing tiles. 7. No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the planning authority and these works shall be carried out as approved. Details of the hard landscaping works include boundary treatment, including full details of the proposed boundary wall, footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details within 3 months of the first occupation of the dwelling hereby permitted and all planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation. ## Recommendation Recommended Decision: Refused Date of Recommendation: 05.06.2007 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals R 1. The proposed alterations and extension would be contrary to Planning Circular 3/91 in that the proportion, form and detailing of the proposed alterations and extension would be unsympathetic and out of keeping with the building to which it would be attached and would cause demonstrable harm to the visual amenities of the locality. Decision Made: Refuse Committee Meeting Date: 15/06/07 --- *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/82337-andreas-lhen-garage-residential-conversion-extension/documents/1488980*