Loading document...
The application site comprises a parcel of land that is located at the junction of Bibaloe Beg Road and King Edward Road in Onchan. The application site is part within the Parish of Onchan and part within the Parish of Lonan.
The proposed development comprises the conversion of an existing workshop/barn building contained within the application site into a dwelling.
The application site has been the subject of one previous planning application that is considered specifically material to the assessment of the current planning application.
Planning application 01/00929/B sought planning approval for the erection of garage/workshop/store to replace existing garage on the application site. This previous planning application was approved on the 21st September 2001.
Onchan District Commissioners recommend that the planning application be approved.
The Department of Infrastructure Highways Division do not oppose the planning application.
The Isle of Man Water and Sewerage Authority do not oppose the planning application. The Department of Environment, Food and Agriculture's Senior Biodiversity Officer (Zoologist) expresses an interest in the planning application and suggest that a bat survey of the building should be undertaken.
In terms of local plan policy, the application site is located within an area designated as open space under both the Onchan Local Plan and the Laxey and Lonan Area Plan Order 2005.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application.
General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions 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:
Housing Policy 11 states: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
Such conversion must:
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."
The proposed development comprises the conversion and extension of an existing workshop/barn building contained within the application site into a dwelling. The application was the subject of pre-application discussion.
In general terms there is a presumption under planning policy against development within the countryside. However, through a combination of General Policy 3, Housing Policy 4 and Housing Policy 11 of the Isle of Man Strategic Plan 2007 there is provision for allowing the conversion of redundant rural buildings as an exception to this. As Housing Policy 11 sets the specific criteria for assessing such proposals it is considered appropriate to examine the development proposed by the planning application against this policy. Housing Policy 11 states: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
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."
In order to assess the proposed development it is logical to work through each of these criteria and then use this to determine the acceptability of the proposed development. In terms of (a), it can be seen that the building was constructed as a workshop/barn building following the approval of previous planning application 01/00929/B on the 21st September 2001. As such, it is evident that the existing building is less than ten years old. However, since that time ownerships have changed and the buildings original purpose as a workshop has ceased, which the applicant's agent considers to represent evidence of redundancy. As regards (b), it is selfevident that the building is substantially intact. Given its age and the overall quality of the building it is reasonably expected that there would no significant problems with the proposed conversion and alterations. The quality of the existing building supports this. In respect of (c), whilst the building in question has neither historic nor social interest it has to be reasonably considered to be of significantly good architectural design and quality. Whilst planning policy is more usually aimed at old stone barns or similar it is considered that given the quality of the building in question there is merit in its retention. Retention is best served by appropriate use. Turning to (d), it can be seen that the building is generally large enough to accommodate development and it is considered that the proposed level of extension is appropriately modest and subordinate so as not to unduly change the character of the building. In terms of (e), the building is fortunate in that it is separated from Eskadale by the public highway and has its own land associated to it. As such, there is no particular reason why the development would be incompatible with the existing adjacent residential use. Finally, in respect of (f), there are no known reasons why the building cannot be provided with satisfactory services without unreasonable public expenditure.
Based on the above it is reasonable to say that whilst the proposal is not strictly what the relevant planning policy had in mind when considering the conversion of redundant rural buildings in this instance due to the position of the building and the quality of its fabric there are grounds to justify its retention and renovation. The harm arising from the proposed development is not significantly greater than the existing situation. As such, it is concluded that there is justification for applying a degree of flexibility to the Housing Policy 11.
Notwithstanding the above, a number of the representations to the planning application raised site specific issues to assess, which have been subsequently addressed as part of the assessment. Relatively minor revisions to the layout, which were duly advertised, addressed initial concerns from the Department of Infrastructure Highways Division regarding vehicular access arrangements. Questions regarding potential flood risk have been examined and discounted following the exchange of relevant information between the applicant and the Isle of Man Water and Sewerage Authority. Given its age and that it is fully sealed it is reasonably assumed that there would be no bats living within the building. As such, the need for a full bat survey is concluded to be overly onerous for the proposed development.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Onchan District Commissioners; The Isle of Man Water and Sewerage Authority; and The Department of Environment, Food and Agriculture's Senior Biodiversity Officer (Zoologist).
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division (within the same department as the Planning Authority).
Recommendation
Recommended Decision: Permitted Date of Recommendation: 02.06.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s (EX)01, (EX)02, (EX)03, (EX)10, (EX)11, (EX)20, (PE)20, (PL)10 and (PL)15 date stamped the 11th March 2010 and drawing no.s (PL)02 rev. A, and (PL)03 rev. B date stamped the 23rd April 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : 30/6/10 Signed : Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal
