Planning Officer Report

Application No.:	12/00192/B
Applicant:	Beaufield Park Ltd
Proposal:	Conversion of redundant battery building into a garage and garden room
Site Address:	Beaufield Park Main Road Greeba Isle Of Man IM4 2DX

Officer's Report

Introduction

1. This application seeks approval to convert a redundant battery building into a garage and garden room at a property located to the north east of Main Road, Greeba, German.

The Site

1. The application site is the curtilage of Beaufield Park, Main Road Greeba, German. The applicant owns the land between the cluster of buildings and Main Road along with land to the north east of the building group. In terms of buildings, the site is occupied by the dwelling which has an attached battery building with office, a detached battery building (which is the subject of this application) and a detached building referred to as the "amenity block". All of these buildings sit on the northern side of the driveway which leads from Main Road. Cronk Dhoo Cottage which is located to the immediate north west is served by the same vehicular access. To the south of the building group is a parcel of land which has on it an area of hardstanding. This has in the past been used to accommodate motorhomes and is the subject of a concurrent planning application).

The Proposal

1. This application seeks approval for the conversion of an existing building which was approved as a cattery (PA01/0282/B) to form a garage and garden room. The building referred to an "Amenity Block" would be removed to allow the driveway area to be re-defined (the large area of hardstanding would be reduced and landscaping introduced).

1. The building would be altered by creating an opening to form a double width garage door and enlarging three existing high level windows to create a set of double doors and two full height windows. Internally a W.C and lobby to connect the garage to the garden room would be formed.

Development Plan Policies

1. The application site is located within an area that is shown as being white land by the 1982 Development Order and as such is open countryside. The land is also within a wider area that is recognised as being of High Landscape or Coastal Value and Scenic Significance. Within the Isle of Man Strategic Plan, the following policies are judged to be relevant:

General Policy 3

Case Officer:	Mr Steve Stanley
Photo Taken:	28.03.2012
Site Visit:	28.03.2012
Expected Decision Level:	Officer Delegation

"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

Environment Policy 1

"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 overriding 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."

Environment Policy 2

"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (i) the development would not harm the character and quality of the landscape; or
• (j) the location for the development is essential."

Planning History

1. The history of the wider area previously known as Cronkdhoo Farm is long and complex and shows that it has had a variety of uses over the years. Some of the uses have been authorised, some have become established and some remain unauthorised. The mix of uses includes camping (tents and motorhomes), kennels, a cattery, a pet cemetery, equestrian, agricultural and residential. The following planning applications are considered are included for completeness:

12/00237/B Erection of a stable block and creation of an equestrian manege. Pending Consideration

12/00193/B Installation of access gates (retrospective) alterations and extensions to dwelling and demolition of redundant outbuildings and amenity block. Pending Decision.

12/00192/B Conversion of redundant battery building into a garage and garden room. Pending Consideration. 11/01060/B Erection of a stable block. Application Withdrawn. 08/00226/R Use of land as a campsite for motor homes. Refused. 07/00855/LAW Application for a certificate of existing lawful use of land as a campsite for motor homes. Certificate of Lawfulness declined. 05/01257/C Change of use of area for a motor home parking site. Refused. 04/02377/R Retrospective application for the levelling of part of field 314939 to provide improved campsite facility. Permitted.

04/01443/B Application for the removal of an agricultural workers condition on former stables approved as dwelling under 94/01029B. Application Refused on Review.

04/00281/B Amendments to approved battery building (01/02682B). Application Refused on Review.

01/02682/B Erection of battery building. Application Permitted on Review.

01/00045/B Alterations to agricultural building to enable additional use for campsite facilities and dog kennels. Application Refused on Review.

00/00412/B Erection of pet incinerator at Pet Cemetery. Application Refused on Review. 98/01147/B Change of use from agricultural workers dwelling to residential dwelling. Application Refused on Review. 97/02254/B Extension to dwelling. Permitted. 96/01711/B Demolition of existing and erection of new stable block. Application Permitted on Review. 96/01088/B Extension to existing kennels to provide four extra chalets, runs, and reception area. Permitted. 96/00898/B Erection of an agricultural building and holding pen. Permitted. 96/00780/B Erection of wall to rear and side of dwelling. Permitted. 94/01029/B Conversion of stables into living accommodation and camp site shower block. Application Permitted on Review. 94/00211/B Construction of new runs on existing kennels. Permitted. 94/00210/C Change of use from dog kennels into battery. Permitted. 93/00565/B Construction of replacement conservatory. Permitted.

92/01186/A Approval in principle for erection of garage, stable & pen & conversion of existing structure to residential accommodation. Permitted on Review.

91/01267/A Approval in principle (a) to reconstruct access route (b) demolish existing and erect new farmworkers dwelling. Application Refused on Review.

Representations

1. The Highways Division of the Department of Infrastructure does not oppose this application stating that it will have no adverse traffic management, parking or road safety implications.

1. German Parish Commissioners do not object to this planning application and question the need for a planning application to erect gates on a lane to contain livestock. They also comment that the original lane to this property was always gated (the comment about gates relate to concurrent application 12/00193/B).

Assessment

1. The key issues to be assessed in the determination of this application are whether the proposed development would adversely affect the character or appearance of the surrounding area and whether the proposal could give rise to a new dwelling being created within the countryside.

1. The building exists and has already has some impact although due to its size and position, has limited affect on public views of the site. The alterations proposed are minor and the use of the building would be incidental to the use of the dwelling. The reuse of approximately half of the building as garaging would reduce the need for an additional garage building to serve the dwelling and the position of the building close to the house is deemed to be a positive factor in favour of the proposal. The use of the other half of the building as a garden room/hobby room would be an ancillary use to the dwelling and a condition could be attached to control this.

1. It is concluded that the proposed development would not cause harm to the surrounding area and the resultant building would a garden/hobby room and garage, both of which would be ancillary to the existing dwelling. The removal of the "Amenity Block" which is proposed as part of the development would result in clear improvements to the site both for occupants and the public.

Conclusions

1. The development is judged to be acceptable when assessed against relevant policies. The removal of the existing "amenity block" is considered to be significant factor in favour of the development however on their own merits the conversion of the building as proposed is judged to be compliant with the objectives of the Strategic Plan.

Recommendation

1. Permit.

Party Status

1. It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

German Parish Commissioners

1. Accordingly the following parties are not granted Interested Party Status:

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

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. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the conversion of redundant battery building into a garage and garden room, Beafield park, Main Road, Greeba as shown by AT.1135.10 and AT.1135.11 received 7th February 2012 and AT 1135.1 A received 29th March 2012.

C 3. Prior to the converted building being brought into use in accordance with this approval, the building referred to as "Amenity Block" must be demolished and removed from the site.

C 4. The approved building must remain incidental to the use and enjoyment of the dwelling known as Beaufield Park.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 5/4/12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Development Control Manager