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Application No.: 20/01058/B Applicant: Mr Martin Webb Proposal: Conversion of disused bunker to a residential unit (class 3.3) and works to existing outbuildings Site Address: Generator Set House And Radar Station Dalby Isle Of Man Principal Planner: Miss S E Corlett Photo Taken: 15.10.2020 Site Visit: 15.10.2020 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 25.10.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal is considered to accord with Housing Policy 11 and will enable the continued existence and renovation of a feature of historical interest to the Island.
Plans/Drawings/Information; This decision relates to drawings and plans received on 14th September, 2020 and 9th October 2020. _______________________________________________________________
Additional Persons It is recommended that the two sets of parties represented by the Advocates of Auckland Chambers and the owner of Scheillings should be given Interested Person Status as they satisfy all of the parts of the Department's Operational Policy.
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
15, Highfield Crescent, Onchan as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy and
Ballahutchin Beg as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. _____________________________________________________________________________
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT MAY BE CONSIDERED TO BE CONTRARY TO THE DEVELOPMENT PLAN AND ALSO AS THERE ARE AT LEAST THREE OBJECTORS WHO ARE RECOMMENDED AS HAVING INTERESTED PERSON STATUS AND IS RECOMMENDED FOR APPROVAL IN ACCORDANCE WITH THE STANDING ORDERS OF THE PLANNING COMMITTEE 2020/03
1.1 The site is a piece of land which sits to the west of the A27 coastal highway which links Dalby with Peel. The site includes the tarmac lane from the highway as far as the site which is an area approximately 2,000 sq m and which contains a mound of earth which contains a bunker. Identified in blue, indicating that these are also in the control of the applicant, are two other pieces of land abutting the site to the south east and north west of the red line area. The precise extent of the ownership of the site is presently unclear and the applicant is not sure whether he owns the guard house building so has assumed for the purposes of this application that he does not and is not applying for any works to this building within the group but would hope, if his ownership is confirmed, to renovate this building to restore the integrity of the group. - 1.2 The mound is visible from the A27 within a landscape which is generally green and sloping from the highway towards the coast which is formed by cliffs 420m from the site with the road sitting 220m to the south east. The fields are bounded by hedges which contain gorse and greenery which contribute to the character of the landscape in which the mound sits quite prominently albeit covered in grass and gorse but in an artificial shape which results in the mound being discernible in the landscape. - 1.3 Access to the site is via a lane which also serves the farmland on all sides of the site, and continues past the site to the coast. This is a private road. The Raad ny Foillan public footpath turns inland at Niarbyl and uses the road to Glen Maye rather than running along the coast as it does elsewhere on its route. - 1.4 The mound is manmade, constructed in 1942 as one of six Chain Home Radar Bunkers in the Dalby area. It is reinforced concrete earth covered structure which sits alongside a sewage treatment works. It is referred to by the applicant as The Generator Set House and the largest of the radar bunkers. In the site there are also three further features: the guard post, the first aid post, and the underground air raid shelter. - 1.5 At the time of the site visit (15.10.20 late afternoon) the site was unoccupied and the area generally very quiet. The sewage treatment works was operational with only a faint water swishing noise perceivable next to the site.
2.1 Proposed is the conversion of the bunker to a dwelling. It is proposed to limit the changes to the building to retain its character, retaining the existing vegetation and enhanced to support wildlife, the existing ash tree is to be retained and the proposed parking area screened by proposed and existing landscaping: no import or export of material is needed. - 2.2 Drainage will be to the mains with the treatment plant being 14m away which is marginally closer than then 15m recommended and the applicant considers that this should not be an issue and appreciates that the occasional odour may be present although with the direction of the prevailing winds, this should not cause problems. All rainwater will continue as existing with simple gravel surfacing. - 2.3 There is some uncertainty about mains electricity and water and the applicant intends to excavate a borehole - position shown on the additional drawing submitted on 09.10.20 and photovoltaic panels are proposed on the first aid post roof. Heating will provided via an air source heat pump and wood burning stove with back boiler - 2.4 The development will include the provision of hard surfaced car parking within the site and enclosed by new banking accessed from the existing roadway serving the sewage treatment works. - 2.5 The applicant explains that in the UK many of these structures have been lost due to vandalism, the redevelopment of their coastal sites (often to caravan sites), replacement by more modern forms or radar station or other infrastructure, conversion of agricultural use which often involves alteration, the removal of their roofs which has resulted in thermal movement cracking and failure of the structure. - 2.6 He refers to a study of RAF Andreas which includes consideration of the bunkers and describes them as "structures that are now considered to be a rare feature of similar sites in the UK". The application building is described by the applicant as a later, simpler form and more durable than those at Scarlett and Bride where there are no protective earth coverings. - 2.7 The applicant describes the building as being in excellent condition in terms of the walls with only slight cracking and extra support in this area is recommended. - 2.8 The first aid point and guard house have both lost their roofs but the walling is intact and well founded on solid, level, concrete floor slab rafts. The underground air raid shelter shows signs of significant structural movement but is now stable: its roof is sound and dry. The First Aid Post will be used for battery storage for PV panels etc. Otherwise it will be just useful storage space. The Air Raid Shelter may be used for a small back up generator assuming the applicant is unable to connect to mains otherwise it would be used for the storage of non perishable items. - 2.9 The material for landscaping to be from tidying up and levelling other parts of the site.
3.1 The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as not for a particular purpose and of High Landscape or Coastal Value and Scenic Significance. The site is just outside of an area of ecological interest.
3.2 As such, there is a presumption against development here as set out in Environment Policies 1 and 2 of the Strategic Plan and where the protection of the landscape is the most important consideration.
3.3 General Policy 3 sets out a list of exceptions to this and includes the creation of dwellings through the conversion of existing buildings which are of architectural, historic or social value and interest and where Housing Policy 11 provides additional advice as follows: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
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."
4.1 There are no previous applications relevant to the consideration of the current application. REPRESENTATIONS - 5.1 Manx Utilities were contacted as owners of the adjacent site and confirm that whilst the property will be closer than usually desirable, given that the proposal is for the conversion of an existing structure, this is not objectionable although the applicant should be aware that this is an existing sewage treatment works and there may on occasion, be odours emitted from the works, particularly during maintenance periods (12.10.20).
5.2 Highway Services do not oppose (09.10.20). - 5.3 The owner of 15, Highfield Crescent, Onchan is in support of the application, commending the applicant for purchasing the site and designing a scheme which will ensure the continued status of this very important structure although they are critical of the Planning Committee for not protecting enough buildings through Registering them [ it should be noted that the Registration is a Department, not a Planning Committee function so this criticism is not justified] (20.10.20). - 5.4 The owner of Ballahutchin Beg in Dalby which sits some 60m to the north of the access, although they suggest their property abuts the lane serving the site, objects to the application as the proposal would result in a dwelling which does not sit on the established building line on the western side of the main road through Dalby (22.10.20). - 5.5 The owners of Scheillings which sits at the top of the lane which provides access to the proposed development. states that they own the lane from the main road to the gate which provides access to the site and whilst they accept that land ownership rights are not material planning considerations, they have concerns about the maintenance of the lane when significantly more traffic will be using it both during and after construction. They note that there is no objection from Highway Services but consider that visibility is poor at the entrance and the slope of the land does not help this. The existing access is not used regularly or
6.1 There is a presumption against development in this location. As such, the issue is whether the proposal complies with Housing Policy 11. Taking each part of HP11 in turn: - 6.2 Is the building redundant for its original purpose?
6.3 Is the building substantially intact and structurally capable of renovation?
6.4 Are the buildings of architectural, historic or social interest?
6.5 Is the building large enough to form a dwelling?
6.6 Would residential use be compatible with other existing adjacent uses?
6.7 Can the building be provided with all the relevant services?
Additional matters
6.8 Whilst the dwelling would be further west than the vast majority of dwellings in the village, the works would result in little change to the structure and its residential use is unlikely to be particularly apparent from a public perspective. As such, its position west of most of the other dwellings in the village is not considered particularly relevant or a reason for refusal in this case. Also whilst third parties express concern that approval to this application would establish an undesirable precedent for further development, it is clear from this assessment that the only reason why residential development is being considered acceptable here is as it complies with Housing Policy 11. Unless other unforeseen future applications complied with this or any other policies in the Strategic Plan then it is unlikely that they would be considered favourably. - 6.9 Land ownership is not a material consideration but in this case if the site were only that edged red, which the applicant has anticipated, the scheme could be implemented satisfactorily without the other areas edged in blue. It is not clear from the objector who claims that additional land within the red line area is also not owned by the applicant, which additional land this is, however, if this is land which is required to provide parking, access or space for drainage or services then the scheme could clearly not be implemented. A condition requiring the provision of the parking prior to occupation would ensure that this is provided and Building Regulation approval would not be granted if there were not available to the applicant a satisfactory means of draining the site. As such, the land ownership issues cited are not considered sufficient to warrant the refusal of the application. - 6.10 Highway Services have not objected and whilst the lane slopes upward towards the junction with the main road, and visibility of approaching vehicles is limited by the topography, existing boundaries and the alignment of the highway, it is not considered appropriate to refuse the application, given the benefit from it of the restoration and retention of a feature of historical importance, the limited amount of traffic which would be generated by it and the existing traffic which already uses it. It is also relevant when considering the impact of construction traffic, to note that Scheillings is currently undergoing works of extension which use the lane and that planning approval was indeed sought for the creation of a dwelling from the conversion of the barn to the immediate west of Scheillings and this was approved (06/02040/B). The building subsequently collapsed and the scheme was not implemented. This
would have created an additional dwelling closer to Scheillings and with the same implications for traffic and impact on the adjoining dwellings.
7.1 The proposal is considered to accord with Housing Policy 11 and will enable the continued existence and renovation of a feature of historical interest to the Island. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 02.11.2020
Signed : S CORLETT Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
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