Planning Officer Report
Planning Officer Report And Recommendations {{table:371208}} {{table:371207}}
Officer's Report
The Site
- The site is the curtilage of an existing building situated at the end of an 140m access lane to the north west of the Staarvey Road. The site, excluding the access is 0.3 acres in area. On the site are the remains of a building, a former cottage which still has both gable ends up to and including chimney stack but no roofing. There is an access to the property from the Staarvey Road albeit in rough form. A public footpath runs parallel to the lane, to the north.
- Close to the access and not shown in the application drawings, is a large agricultural shed, approved in 2004 under PA 04/1472 and served by the same access as would serve the proposed dwelling. Field accesses and an extension to the agricultural building have been approved since (PAs 11/0927 and 11/1363).
The Proposal
- Proposed is the refurbishment of the existing structure to form a dwelling, with extensions to the front, side and rear. The conversion will involve increasing the height of the walls, eaves level and ridge and chimney heights by approximately 500mm. The ground floor front elevation windows will be reduced in height by raising the cill level but the first floor windows will remain in accordance with the existing apertures. The apertures on the rear will be retained in the case of the right hand side ground and first floor windows but the others will be blocked up.
- The drawings indicate that the existing walling will be treated with a "rough painted render finish": the existing walls are stone.
- The existing floor area measured externally is two floors of 45 sq. m. The proposed extensions result in additions of 21sq. m and 17 sq. m. This results in an increase of 42% over the existing floor area. The extensions are to be in the form of a small porch on the front elevation, a side annex to the left of the front elevation and a rear annex - all single storey. There are to be triple rooflights arranged in a horizontal pattern on the pitches of both new extensions.
Planning Status And Policy
- The site lies within an area of Open Space recognised as High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982. As such the provisions of Housing Policy 13 are considered applicable in this case:
"In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost. Where
a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and
b) there is an existing, usable track from the highway; and where
c) a supply of fresh potable water and of electricity can be made available from existing services within the highway.
This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in a) above, or for the erection of replacement buildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (i.e. in terms of floor space measured externally, the extensions measures less than 50% of that or the original)."
PLANNING HISTORY
- Planning permission was sought for the renovation of this property under PA 11/00753. This application was refused on the basis that the plans were inaccurate and also that the proposed two storey front proposed extension was considered out of keeping with the cottage. It had also not been demonstrated that the building was structurally capable of being retained and converted.
REPRESENTATIONS
- Highways Division indicate that they do not oppose the application.
- Department of Environment, Food and Agriculture Wildlife and Conservation request a survey for lizard habitat. This has now been undertaken and there is no evidence of any lizard activity or habitat on the site.
- The Manx Electricity Authority seek consultation regarding the provision of an electricity supply which is not a material planning concern.
ASSESSMENT
- The proposal overcomes the reasons for refusal of the previous application in that the drawings are now accurate. The scheme complies with the provisions of HP 13 inasmuch as the building is capable of being renovated and contains all of its walls and roof structure. The extensions are all subordinate to the main building. Provided that all existing and proposed walling is finished in stone, the finished dwelling should be one which fits comfortably into the landscape with little visual impact.
- The area is already served by the lane and has significant agricultural development close by.
- It is considered that the application complies with policy and is recommended for approval.
PARTY STATUS
- The local authority, German Parish Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
18 May 2012
12/00306/B
- The Manx Electricity Authority does not raise any material planning considerations and as such should not be afforded party status in this case.
- 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.
- Department of Environment, Food and Agriculture is a statutory authority and should be afforded party status in this case.
Recommendation Recommended Decision: Permitted Date of Recommendation: 18.05.2012
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 renovation and extension of the existing building as shown in drawings 406-01 and the location plan, all received on 29th February, 2012.
C 3.
Notwithstanding condition 2 above, the external finish of all of the completed building - both existing structure and the extensions - must be in Manx stone.
C 4.
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval).
N 1.
For clarification, no permission is granted to the rebuilding of this structure. If fabric should be demolished or should collapse during works then this permission will become invalid and a further approval must be granted before any re-building is undertaken. Housing Policy 13 presumes against the re-building of existing buildings.
N 2.
18 May 2012 12/00306/B Page 3 of 4
The applicant is encouraged to enhance the site's attractiveness to lizards by utilising dry stone walling in any boundary walling and incorporate voids, retaining short sections of short grass and bare soil on the southern face of any garden wall sections and eradication of the population of brown rat (Rattus norvegicus) on and around the site.
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 : 2/16/20
Determining officer (delete as appropriate) Signed : Signed : Signed : Anthony Holmes Sarah Corlett Senior Planning Officer Senior Planning Officer Signed : Signed : Signed : Michael Gallagher Jeprlifer Chance Director of Planning and Building Control Development Control Manager
18 May 2012 12/00306/8 Page 4 of 4
