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Application No.: 10/01781/B Applicant: Dr Adrian Dashfield Proposal: Conversion of existing outbuilding into additional living accommodation and alterations to existing vehicular access off private lane Site Address: - Sycamore Cottage - Jacks Lane - Port E Vullen - Ramsey - Isle Of Man - IM7 1AW ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 14/12/10 Site Visit: 14/12/10 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Manx Electricity Authority Notes: Comments received Consultee: Highways Division Notes: Do not oppose Consultee: Maughold Commissioners Notes:**
The application site forms part of the curtilage of Sycamore Cottage, Jacks Lane, Port E Vullen, Ramsey, which is a two storey detached traditional Manx farmhouse, located on the western side of Jacks Lane and southwest of Port E Vullen. Additional to the main dwelling house (Sycamore Cottage) is a single storey stone/brick building approximately 10 metres south of Sycamore Cottage.
The application seeks approval for the conversion of existing outbuilding into additional living accommodation and alterations to existing vehicular access off private lane.
The application site is within an area recognised as being an area of 'Wood Land', under the Isle of Man Development Plan Order 1982. The site is not within Maughold Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
26 January 2011 10/01781/B Page 1 of 5
Due to the zoning of the site, and the nature of the proposed development, the following Planning Policies are relevant in the consideration of the application:- "General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Such conversion must:
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."
The previous planning application is considered relevant in the assessment and determination of this application:-
Alteration and erection of extensions to dwelling - 10/01780/B - PENDING CONSIDERATION
Highways Division:- "Has not adverse traffic management, parking or road safety implications." The Planning Authority has received no privately written representations objecting to the proposal.
As indicated by the plans and by the intentions of the applicants, the unit is designed to be used a self contained dwelling that has no reliance on the host property.
It needs to be remembered that planning permission runs with the land and the building will remain long after the current owners cease to have an interest in the property. The long term use of the building must be a consideration in the determination of the application. Further to this point, if in time the building is used independently from Sycamore Cottage, then this independent use could become lawful, and could cause concern of the amenity which would result from having two independent dwellings in such close proximity to each other.
The use of a self contained unit by a member of family or relative of an adjoining house does not in itself render it ancillary to that property. There would be no material difference in nature between an unrelated family using the property and relatives using it. Consequently the same criteria that is used to assess an application for a new property should be used to assess the application.
A condition could be attached which prevents the building being occupied as a separate dwelling, but concern is raised as the unit proposed would create a separate independent dwelling and therefore such condition would be breached as soon as the dwelling is occupied.
In terms of amenity standards for the proposal, the dwelling would use the existing access and driveway to access the site. No set curtilage has been allocated to the proposed dwelling. There are concerns upon the outlook from the proposed converted dwelling due to the courtyard/parking area which would directly front the dwelling.
The courtyard/parking area would be used by both occupants of 'Sycamore Cottage' and the proposed new converted dwelling. It is reasonable to consider approximately 3 to 4 cars would utilise this area to park vehicles associated with these dwellings. As indicated, this raises concern upon the outlook from the proposed new dwelling; given parked vehicles would be 3 to 4 metres from the primary windows, especially when viewed from the lounge window. This would create an unacceptable outlook for future occupants, detriment to the residential amenities. Furthermore, having parked vehicles which may not be connect with your residence (i.e. occupants of 'Sycamore Cottage') so close to your living accommodation (lounge \& bedroom) tuning and parking, will likely result in a further detrimental impact upon residential amenities.
Turning to Housing Policy 11, this relates to the conversion of rural properties, and lists a number of criteria, which any proposed development must comply with.
With regard to paragraph (a) of Housing policy 11, the outbuilding is not is currently in use except for general domestic storage. Furthermore, if this building was original an agricultural building, there has been long established that this type of building is inadequate for modern agricultural activities due to the size of the building and size of openings etc. It is therefore consider the redundancy has been established and conforms to Housing Policy 11.
With regard to paragraph (b), the submission includes a detailed structural report. This report concludes:- "The structure of the existing outbuilding in our opinion is suitable to accommodate conversion to provide additional ancillary living accommodation."
Whilst works are required to convert the property into a dwelling, it is considered it is possible, and therefore complies with the policy.
With regard to paragraph (c) of Housing policy 11, the existing building is a part built stone, part brick outbuilding. The roof is clad with slate. This part of the policy states that any converted property must be of an architectural, historic, or social interest.
From viewing the plans and visiting the site, there is significant concern that the proposal would fail this part of the policy. The outbuilding would not have any architectural features that would be worth of retention, nor would there to be any historic or social interest in the outbuilding.
From the submitted plan, the three large opening would be glazed with large windows. This would result in the majority of the front elevation being glazed. Furthermore it is proposed to render the entire building. It perhaps arguable that these proposals which would result in a building appearing as a modern single storey bungalow, highlight the fact that the original building is not of an architectural, historic, or social interest in the first place.
For these reasons it is considered the proposal would fail paragraph (c) of Housing policy 11. With regard to paragraph (d) of Housing policy 11, the proposal would result in a one bedroom property (approx 61 sqm), with lounge, kitchen, bathroom and hallway. The building is large enough to form a satisfactory dwelling as it stands..
Regarding paragraph (e) of Housing policy 11, the closest neighbouring properties are Sycamore Cottage (north and within applicants ownership) and 'Kione Ny Thurrys' to the southwest (approx 23 metres). It is considered given the location of windows, the position/distance from neighbour's properties, it is considered the residential use would be compatible with adjoining established uses.
In terms of paragraph (f) the property is adjacent to residential properties which all have satisfactory services provided. It is therefore reasonable to consider the application site can also benefit from the existing services in the vicinity.
Overall, it is considered the proposal would be contrary to the relevant planning policies of the Isle of Man Strategic Plan and therefore it is recommended that the application be refused.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Maughold Parish Commissioners The Department of Transport Highways and Traffic 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: 26.01.2011
R 1. It is considered the outbuilding proposed to be converted is not of an architectural, historic, or social value and interest therefore contrary to Housing Policy 11 of the Isle of Man Strategic Plan.
R 2. Due to the proposed parking layout and the proximity of the spaces to all the ground floor primary windows (eastern elevation) of the proposed residential unit, the proposal would not provide a pleasant, clear outlook; nor provide an acceptable standard of accommodation due to general disturbances associated with vehicular movements so close to principle living accommodation. Therefore the proposal would be detrimental to residential amenities for future occupants.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Senior Planning Officer.
Decision Made : Refused Date : Signed : Senior Planning Officer
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