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This application is recommended for consideration by the Planning Committee, as the Committee dealt with the previous application for the site and this will ensure consistency with the decision-making process.
The application site represents a parcel of agricultural land, including an abandoned cottage, located at Ballacotch, Braaid Road, Glen Vine, Marown.
The abandoned cottage is recognisable as a traditional two storey Manx dwelling with three bays, a central door and chimneystacks at either gable end. The cottage has been uninhabited for some years, but it is substantially intact and has retained its roof. Attached to the cottage are the remains of a two storey barn, which is missing its front wall and roof.
Planning permission was previously approved to restore and extend the cottage and barn, in order to create a dwelling. The previous approval also included the creation of an access to the proposed dwelling from Ballingan Farm to the west.
Proposed now is the restoration and extension to the existing building to create a dwelling (comprising amendments to the previous planning permission, PA 10/01603/B).
The dwelling and the attached two storey barn would be restored and an extension would be erected to the rear of the dwelling. The front wall of the barn would be rebuilt and a timber framed glazed linkage would connect the living accommodation within the barn with the main cottage. A detached double garage would be constructed to the south of the property and a new section of track would be created from Ballingan Farm to the west.
This current proposal differs from the previous planning permission because the proposed two storey rear extension would be larger. The proposed two storey rear extension would have the same overall form as the main cottage, so it would result in the dwelling becoming a double-piled (or parallel gabled) house. The resultant increase in floor area over the original dwelling would be 92%.
All of the new external walls are to match the existing, using as much stone reclaimed from the site as possible. The walls are to be pointed in lime mortar. The roof covering is to be reclaimed roofing slates. The new stairs link between the main house and the barn extension is to be constructed in hardwood. The existing sliding sash windows in the existing house are to be restored.
The new section of track from Ballingan Farm would be the same as that previously approved. It would be 3.5 wide, built against an existing Manx hedge and screened by a new 1.5 by 1.5 metre sod hedge to match the existing. The track surface would be formed with rolled stones.
The following previous planning application is considered to be relevant in the assessment and determination of this application: 10/01603/B – Permitted 20.12.10 Restoration and extension to existing building to create a dwelling C1. The development hereby permitted shall commence before the expiration of two (2) years from the date of this notice.
C2. This approval relates to the restoration and extension to existing building to create a dwelling, Ballacotch Farm Cottage, Braaid Road, Glen Vine, Marown as shown by the Location Plan, Site Plan, drawings 10/10 and 11/10, the Structural Inspection Report, Info Plans and Explanatory Notes received 29th October 2010 and Curtilage Plan received 15th November 2010.
C3. Prior to the occupation of the dwelling, the track leading from Ballingan Farm to Ballacotch Farm Cottage must be constructed in accordance with Drawing 11/10.
In addition to the above, the following previous planning applications for the adjacent property, Ballingan Farm, are considered to be relevant:
09/00652/B – Permitted 01.09.09 Creation of a vehicular access and driveway 10/00830/B – Permitted 28.09.10
Erection of a replacement dwelling, conversion of two stone barns to provide ancillary / tourist accommodation and erection of a portal framed vehicle / store building
The application site is located within an area identified as "white land" that is not designated for development on the 1982 Development Plan Order. The site is not located within a Conservation Area, nor is it within an Area of High Landscape or Coastal Value and Scenic Significance.
The relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 3, Environment Policy 1 and Housing Policy 13.
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:"
"(d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);"
Environment Policy 1 states:
"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
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 measured externally, the extension measures less than 50% of that of the original)."
CONSULTATIONS
Marown Parish Commissioners have no objection to the planning application.
The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications.
REPRESENTATIONS
No written responses have been received from the general public.
As with the previous application, the main issues in the consideration of this proposal are the impact on the countryside and whether the proposal complies with Housing Policy 13 from the Strategic Plan 2007.
Environment Policy 1:
The purpose of this policy is to protect the countryside from development which would adversely affect it, unless there is an over-riding national need which outweighs the requirement to protect the countryside. The dwelling is not readily visible to the public on account of geographical features, including its position away from the highway, trees and hedging in the vicinity and the topography of the land. The new section of access track would be sensitively designed, screened by sod hedges and there would be no new access onto the highway. It is therefore considered that the impact on the countryside would not be adverse.
Housing Policy 13:
In the previous application, the structural condition of the building and the availability of services were judged to comply with Housing Policy 13, although the access was a more contentious issue. It was felt that although a section of new track would be required between Ballingan Farm and the converted cottage, the proposed track would have a very low visual impact on the area and there would be no new access from the highway, so it would be acceptable.
Housing Policy 13 allows re-established rural dwellings to be extended. The policy states, "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 measured externally, the extension measures less than 50% of that of the original)."
This proposal includes a two storey extension to the rear of the cottage. The extension would run parallel to the cottage, so the house would have a double-pile (or parallel gabled) appearance.
The extension proposed in the previous planning application was designed to measure 50% over the original cottage in terms of floor area. It was therefore felt that the previous extension would be subordinate to the cottage, preserving its character and would comply with Housing Policy 13.
The extension now proposed would measure 92% over the existing floor area of the property. Therefore, in terms of Housing Policy 13, it would exceed the 50% provision.
The double-pile method of extending a dwelling is a traditional one. Examples of double-piled traditional properties which I can think of include Kerrowdhoo Farm, Cranstal (derelict); Sea View, Dogmills, Lezayre; Aust Veg, Aust Lane, Lezayre; Cronk Ghennie, Bowring Road, Ramsey (demolished); The Central Hotel, Parliament Square, Ramsey and Treljah Farm, Glen Maye (permission has been granted to replace the rear extension).
Housing Policy 13 is strict in that extensions have to be "clearly subordinate to the original building", which the proposed extension is not in terms of size. It is therefore considered that although double-pile extensions may be one of the traditional methods of extending a property, Housing Policy 13 does not have provision for this method of extension, due to the increase in size involved.
In addition to the above, it should also be taken into account that the previously approved planning application (10/01603/B) allowed the conversion of the adjoining two storey barn into residential accommodation. Outbuildings should not be included when measuring floor area, but this outbuilding was approved for conversion into living accommodation, measuring 102% over the floor area of the original house. A detached double garage has also been allowed to the south of the dwelling.
RECOMMENDATION
For the above reasons, this proposal is considered to be contrary to the provisions of Housing Policy 13 and is recommended for refusal.
However, should the Planning Committee be minded to approve this application, it is considered that conditions relating to the previous approval should also be applied to this application. In the previous planning application, it was felt that should approval be granted, the development must commence within a period of two years, as opposed to the usual four. This reflects the fact that the structure of the building will further deteriorate. The condition stated that "The development hereby permitted shall commence before the expiration of two (2) years from the date of this notice."
The next condition is to ensure the access track is constructed prior to the occupation of the dwelling. The condition stated that "Prior to the occupation of the dwelling, the track leading from Ballingan Farm to Ballacotch Farm Cottage must be constructed in accordance with Drawing 11/10." The relevant drawing in this current application is no. 2/11.
It is considered that the following parties, who submitted comments, should be afforded interested party status: Marown Parish Commissioners It is considered that the following parties, who submitted comments, should not be afforded interested party status:
The Department of Transport Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Refused
Date of Recommendation: 15.08.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The proposed two storey rear extension would result in an increase of 92% over the floor space of the original property, contrary to the provisions of Housing Policy 13 of the Isle of Man Strategic Plan 2007.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Permitted Committee Meeting Date : 15/09/11
Signed : Craig Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
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