Case Officer: Mr Steve Stanley Photo Taken: 28.03.2012 Site Visit: 28.03.2012 Expected Decision Level: Officer Delegation
Officer's Report
Introduction
This application seeks permission to install access gates (retrospective), alter and extend and existing dwelling and demolish two redundant outbuildings at a property located to the north east of Main Road, Greeba, German.
The Site
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 cattery building with office, a detached cattery building 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.
The Proposal
This application seeks approval for the installation of gates at the entrance to the site. These have already been installed. They are set back approximately 21 metres from the edge of the highway.
The application also proposes alterations and extensions to the existing dwelling. These would include the demolition of the attached cattery building with office and the construction of a two storey extension to the dwelling. The extension would follow the form and appearance of the existing dwelling, with the most notable feature being a two storey stone-clad projecting gable on the front elevation. The application also includes the demolition of the "amenity block" building to allow for the driveway area to be altered.
Installation of access gates (retrospective) alterations and extensions to dwelling and demolition of redundant outbuildings and amenity block
Site Address:
Beaufield Park Main Road Greeba Isle Of Man IM4 2DX
Grand Total of existing buildings - 669.69 sq.m
The proposal consists of the extension of the existing dwelling by removing the existing cattery/office. The existing 'amenity' block would also be removed. Accordingly, the proposed extensions, which would have a floor area of 90.44 sq.m would result in the dwelling's floor area being enlarged to 390.89 sq.m (300.45 add 90.44). This represents a percentage increase of 30.1%. For reference, if the outbuildings are included within the calculations, there would be an overall decrease in floor area of 41%.
Development Plan Policies
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
"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."
Housing Policy 15
"The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
Housing Policy 16
"The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
Planning History
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 cattery 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 cattery building (01/02682B). Application Refused on Review.
01/02682/B Erection of cattery 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 cattery. 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
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.
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.
Assessment
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 extensions and alterations proposed to the dwelling would respect the proportion, form and appearance of the existing property.
It is difficult to determine which of the policies relating to the extension of rural dwellings is most applicable to this dwelling. The building has some traditional features however the projecting gable at the end of the front elevation undermines this to an extent. The Strategic Plan policies make a distinction between "traditionally styled" properties (Housing Policy 15) and "non-traditional" dwellings (Housing Policy 16). The stance taken by HP15 is that any extensions should respect the existing building and generally should not be greater than 50 % of the existing in terms of floor area. HP16 does not make reference to floor area, rather it requires an assessment of whether the proposed extension(s) would "increase the impact of the building as viewed by the public".
If the proposal is considered on the basis of HP15, it is judged that it would generally respect the proportion, form and appearance of the existing dwelling. The extension would continue to roof line and form of the building and the size, shape and layout of windows would match those of the existing building. Furthermore, the extension equates to an increase in floor area of 38.1% and accordingly fits within HP15 in this regard.
Assessment of the proposal under HP16 requires public views of the existing and proposed situation to be assessed. The site sits above and is set back from Main Road and existing road side planting is strengthened by planting closer to the dwelling. These factors result in the existing building being partially visible from Main Road. The "amenity" block is the most visible of the buildings on the site due to its scale and position. The removal of this building is proposed as part of this application and it is judged that this adds support to the scheme. It is judged that taken as a whole the development would not increase visual impact as perceived by the public, indeed visual impact would be reduced considerably. The demolition of the block is seen as an important factor leading to the acceptability of the scheme and as such the demolition should be secured by condition.
The proposed gates would seem to have a practical purpose in terms of enclosing the land between the house and the road which is grazing land. Their design is relatively grand however their set back from the highway results in views of them being of a fleeting nature. It is judged that on balance the gates are acceptable in this location.
Conclusions
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 extensions are judged to be compliant with the objectives of the Strategic Plan.
Recommendation
Permit.
Party Status
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
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
Recommended Decision:
Permitted
Date of Recommendation:
03.04.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: 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 installation of access gates (retrospective), alterations and extension to dwelling and demolition of redundant outbuildings and amenity block, Beaufield Park, Main Road, Greeba, German as shown by AT1135.1, AT1135.2 and AT1135.4 all received 7th February 2012 and AT1135.3, AT1135.5 and AT1135.15 all received 15th February 2012.
C 3. Prior to the commencement of works to construct the extensions to the dwelling, the building referred to as Amenity Block by Drawing AT1135.1 must be demolished and removed from the site.
C 4. The roof and the rendering of the external walls of the extension must match those of the existing building in all respects.
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 Senior Planning Officer
Signed : Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/00193/B
Source authority
Isle of Man Government Planning & Building Control
