**Document:** Officer Planning Report **Application:** 07/01575/A — Approval in principle to renovate and extend the existing building to form a residential dwelling. **Decision:** Permitted **Decision Date:** 2008-01-23 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/83676-lezayre-field-214044-extension-dwelling/documents/1507512 --- # 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 is field 2140044, which is located on the western side of the Clenagh Road, and to the south of Sandygate Village. Within the site is a single storey property which has lost its residential status. ### Land Use Zoning / Planning 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, nor within an area zoned as High Landscape Value or Coastal Value and Scenic Significance. Also of relevance is the following policy: - Isle of Man Strategic Plan (20th June 2007) Housing Policy 13 ### Planning History Approval in principle for refurbishment of derelict building to provide residential accommodation - 94/00891/A – REFUSED Approval in principle for renovation & extension of building to provide holiday and living accommodation - 93/01157/A – REFUSED Approval in principle for re-construction of cottage, Field 1366 - 90/00314/A – REFUSED Erection of dwelling, Fields Nos. 1364, 1365 and 1366 - 89/00981/B - REFUSED ### Proposal The application proposes the principle of the re-construction and extension of the property to form a dwelling. ### Representations The Department of Transport Highways Division oppose the application on the grounds that the proposed access does not provide adequate visibility in the direction of Ballaugh. Jurby Parish Commissioners advise that they have no objection. The Society for the Preservation of the Manx Countryside and Environment have commented that the policies in the Strategic Plan make it difficult to prevent this type of development. A resident of Port Soderick comments that the building appears to be structurally sound and would appear to be in accordance with Housing Policy 11 & 13. The Manx Electricity Authority and Isle of Man Water Authority submitted comments in relation to electricity supply, ### Assessment/Recommendation Material planning issues to be considered with the application include:- - (A) Planning policy; - (B) Road Safety; and - (C) Servicing the development ### Planning policy As the property has lost its residential status, Housing Policy 13 is the relevant policy required to consider the application. This policy states:- Housing Policy 13: "In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost. Where: a) The building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and b) there is an existing, usable track from the highway; and where c) a supply of fresh potable water and of electricity can be made available from existing services within the highway. This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in (a) above, or for the erection of replacement buildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (i.e. in terms of floor space(3) measured externally, the extension measures less than 50% of that of the original). Whilst no structural report has been submitted, a site visit will demonstrate that building is structurally sound. The walls have been repaired in the past, particularly the internal walls which have been strengthened by concrete block work. The roof of the building no longer exists, however it is considered that the building would comply with paragraph (a) of Housing Policy 13, in that all the four walls of the building are intact up to eaves level and the building is considered to be structurally capable of being retained. However, a condition could be attached which required a structural survey being undertaken and submitted with any application for the Reserved Matters. ### Road Safety Regarding the access to the site, there is an existing track and access onto the Clenagh Road. The Highway Division have initially objected to the application due to the existing access not providing the adequate visibility splays of 2 x 23 metres. The existing access according to the applicant currently gives 2 x 20 metres visibility. However after discussion with the Highway Division, the applicant has agreed to install a road side mirror, in compliance with the Department of Transport conditions, which will improve the visibility for egressing vehicles onto the Clenagh Road and therefore is considered acceptable. ### Servicing the development The applicant has provided emails from the Manx Electricity Authority and the Isle of Man Water Authority who have both confirmed that mains for both are available for distribution in the area. ### Recommendation It is considered that the proposal would comply with Housing Policy 13 of The Isle of Man Strategic Plan (20th June 2007) and for this reason the proposal would be appropriate and the application is therefore recommended for approval. ### Party Status The following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Jurby Parish Commissioners - Department of Transport Highways Division Accordingly, it is considered 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: - Society for the Preservation of the Manx Countryside and Environment - Mr Jessopp, Seacliffe, Port Soderick - Manx Electricity Authority - Isle of Man Water Authority ## Recommendation Recommended Decision: Permitted Date of Recommendation: 08.11.2007 ### 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 C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application. C 2. This approval relates to the submitted documents and drawing TD01 all received on 21st August 2007. C 3. Prior to a reserved matters application being submitted the applicant is required to undertake a structural survey of the property, to ensure its structural stability. Such a survey to be submitted as part of that application. C 5. Any subsequent Reserved Matters Application must demonstrate that two off road parking spaces and turning provision for vehicles are provided within the curtilage of the site. C 4. The application for reserved matters must include the installation of a road traffic mirror. N 1. The applicant shall contact the Network Planning Section of the Department of Transport prior to the use of this access to arrange for the erection of a Road Traffic Mirror. Telephone 686600. N 3. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949. N 2. The applicant is advised to contact the Manx Electricity Authority Planning Department (Tel. 687781), to discuss the electricity supply for this application. 2 January 2008 07/01575/A Page 5 of 5 2 January 2008 07/01575/A Page 5 of 5 --- *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/83676-lezayre-field-214044-extension-dwelling/documents/1507512*