Case Officer: Mr Steve Stanley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
Officer's Report
Introduction
This application seeks permission to create a dwelling by altering and extending an existing building to form a dwelling. This application follows on from an approval in 2007 to carry out similar works however the development that took place does not comply fully with the plans that were approved. This application seeks to regularise this situation by proposing the unlawful works retrospectively.
The Site
The application site is a parcel of land immediately adjacent to Grianagh House, Tynwald Mills, St Johns. The site is occupied by a large converted stone building which forms a dwelling.
The Proposal
This application seeks approval for the works that have been carried out. The building has been converted by retaining the original building and making alterations to it and constructing extensions. The development is similar to that which was approved in 2007 however there are a number of changes including the inclusion of an attached garage, alternative window sizes and positions, additional roof lights and the formation of a dormer window in the rear slope of the roof.
Development Plan Policies
The application site is located within an area that is designated as being RWd - Registered Trees by the St Johns Local Plan. The site is not designated for development.
Within the Isle of Man Strategic Plan, the following 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);
Application No.:
12/00938/B
Applicant:
Stephen James Prescott
Proposal:
Alterations and extension to barn to create dwelling (comprising amendments to PA 07/0606/B) and erection of an attached garage (Retrospective)
Site Address:
New Dwelling Grianagh House Tynwald Mills St Johns Isle Of Man IM4 3AF
(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."
Housing Policy 4:
"New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
(a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
(b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
(c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."
Housing Policy 11:
"Conversion of existing rural buildings into dwellings may be permitted, but only where:
(a) redundancy for the original use can be established;
(b) the building is substantially intact and structurally capable of renovation;
(c) the building is of architectural, historic, or social interest;
(d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building;
(e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and
(f) the building is or can be provided with satisfactory services without unreasonable public expenditure.
Such conversion must:
(a) where practicable and desirable, re-establish the original appearance of the building; and
(b) use the same materials as those in the existing building.
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."
Planning History
The following previous planning applications are considered relevant to the determination of this proposal:
07/00606/B - Alteration and extension to existing redundant barn to create a dwelling. Permitted. 95/01434/B - Renovation and conversion of existing barn into dwelling. Refused. 90/00015/B - Conversion of barn into dwelling. Refused.
Representations
The Highways Division of the Department of Infrastructure does not oppose this application.
German Parish Commissioners deferred consideration of this application 16.07.2012. No subsequent comments have been received.
Assessment
The main issues to assess in the determination of this application are whether the alterations that have been made to the approved development result in an acceptable form of development.
The overall development retains many similarities with that approved in 2007. The main changes consist of the inclusion of an attached garage, modifications to window positions and the inclusion of a dormer on the rear elevation.
The development has been carried out to a very high standard and it is judged that the original barn remains the principle element of the development with the additions appearing subordinate in scale.
The walls of the rear extension have been finished in smooth render as opposed to stone. It could be argued that stone work would be more appropriate so that the extension blends with the original barn. On the other hand, the use of smooth render allows the barn to be seen against its contemporary additions and it is judged that this benefit outweighs any harm that arises.
The rear dormer is not a feature which is normally supported on barn conversions as generally such additions detract from the utilitarian character of such buildings. Notwithstanding this, the dormer is to the rear elevation and its form is perhaps the most appropriate for the style of building. On balance, it is concluded that the balance falls in favour of the development and accordingly it is recommended that planning approval be granted for the works.
Recommendation
Permit.
Party Status
The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) 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.
This approval relates to alterations and extension to barn to create dwelling (comprising amendments to PA 07/00606/B) and erection of an attached garage, New dwelling, adjacent to Grianagh House, Tynwald Mills, St Johns, German as shown by Location Plan, PL362/1 and 245-21G all received 29th June 2012 and PL 362/2 received 21st September 2012.
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: 22/10/12
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
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/00938/B
Source authority
Isle of Man Government Planning & Building Control
