Loading document...
Application No.: 17/00965/B Applicant: Mr Francis Quinn Proposal: Alterations and extensions to existing ancillary accommodation Site Address: Corbrek Church Road Santon Isle Of Man IM4 1EZ Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.10.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: to manage the use of the property in an area which is not designated for development.
This decision relates to the location plan, existing plans and drawing Q/78/1(D) all received on 11th September, 2017. _______________________________________________________________
none _____________________________________________________________________________
1.1 The site is a piece of land which lies on the south eastern side of the road which runs from the A25 Old Castletown Road past Santon Church towards the coast and ultimately to Ballachrine House and the rear entrance to Aragon Mooar. The site lies to the south of and on the opposite side of the road to Santon Church and churchyard. - 1.2 The site accommodates a house - Corbreck - and a single storey building alongside to the north east which provides ancillary accommodation in the form of a bedroom and a lounge (see planning history). THE PROPOSAL
2.1 Proposed are alterations and extensions to the ancillary accommodation, raising the height and pitch of the roof (from 5m to 6m high and from 35 degrees to 45 degrees), adding a porch and extending the length of the building, at the rear, by 4m, providing a larger lounge and bathroom and three further bedrooms (two in the roofspace). - 2.2 This is similar to a previous scheme approved under 13/00644/B which was approved, other than the scheme now being considered includes a side porch - 2m by 3m in area.
3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as not for any particular purpose and of High Landscape Value and Scenic Significance. The route of an overhead high voltage electricity line is shown along with a site of archaeological interest, neither of which is close enough to the actual works to be relevant in this case.
3.2 As the site is not designated for development, there is a presumption against development. Whilst advice is provided in Housing Policy 16 for the alterations an extensions of existing nontraditional properties in such areas, what is being extended is not a dwelling but ancillary accommodation and perhaps of more concern than the things identified in HP16 is the status of the ancillary accommodation and whether this would change to something more akin to a new dwelling, which is presumed against in the Strategic Plan (General Policy 3, Spatial Policy 5, Strategic Policy 2, Housing Policy 4 and Environment Policies 1 and 2). PLANNING HISTORY - 4.1 The planning history is particularly important in this case. 13/00644/B proposed more or less the same development and was approved. However, the approval issued erroneously constrained the use of the accommodation to tourists whereas the intention of the applicant, and earlier applications, had allowed the accommodation to be used either by tourists or for ancillary use associated with the main house - family members, friends etc.
4.2 The building concerned was initially a garage, built under 98/00441/B. This was converted from a garage to ancillary living accommodation under 02/01046/A and 02/02238/B and the additional use for tourists was added under 09/01193/C.
4.3 13/00644/B was subject to an appeal by the applicant who queried the condition which restricted the occupancy to tourists. The inspector, considering the application de novo, commented that "...the building has the benefit of planning approvals for use as tourist accommodation and as ancillary living accommodation, and the alterations and extensions proposed would not be unduly prominent or intrusive..." He saw no reason to question the principle of the approval. - 4.4 The approval was granted subject to a condition which requires:
"The building must only be used as either a) tourist accommodation for individual lets for no longer than 4 weeks; or b) accommodation ancillary to that of the existing dwelling. For the
avoidance of doubt, no approval should hereby be conferred by this approval for the use of the new accommodation as a separate dwelling".
REPRESENTATIONS
5.1 Highway Services have no objection (28/09/17).
5.2 No representations have been received from Santon Parish Commissioners. ASSESSMENT - 6.1 The principle and general details of what is now proposed has already been considered acceptable, even after scrutiny at appeal. The scheme now before us differs only in terms of the provision of a porch which actually helps the appearance of that gable. There have been no changes in circumstance since that decision which would warrant a decision different to the one that was taken.
6.2 Whilst preparation has commenced on the Area Plan for the East, this is not particularly relevant as the approval granted previously was on the basis that the site is not designated for development and whatever happens to the surrounding area in the Area Plan cannot place any higher levels of constraint on the proposal in land use planning terms. CONCLUSION - 7.1 The scheme is considered to be acceptable, particularly given the relatively recent approval granted at appeal for a very similar proposal. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 13.10.2017 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal
