Demolition of existing dwelling and outbuildings, retention and refurbishment of existing stone barn, and erection of a replacement dwelling and recreation / garage annex with associated hard and soft landscaping
Site Address:
Cronkbreck Coast Road Jurby Isle Of Man IM7 3ER
Case Officer:
Mr A Holmes
Photo Taken:
16.04.2013
Site Visit:
16.04.2013
Expected Decision Level:
Planning Committee
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE DEVELOPMENT CONTROL MANAGER.
The Application Site
The application site comprises the curtilage of a detached dwelling, associated outbuildings and various agricultural buildings located on the northern side of the Coast Road (A10) in Jurby.
The existing dwelling, which is located in the south western half of the application site, is a two storey dwelling with additional accommodation provided through attached outbuildings to its rear. A two storey stone barn occupies the centre of the application site, which adjoins more modern agricultural buildings on the north eastern half of the application site. The overall application site is relatively level, with a total fall across the site from north to south of approximately two metres.
The Proposal
The proposal comprises the demolition of the existing dwelling and outbuildings, retention and refurbishment of existing stone barn, the erection of a replacement dwelling and recreation/garage annex with associated hard and soft landscaping.
Planning History
Whilst the application site has been the subject of previous planning applications it is considered that none of these is specifically material to the assessment of this current planning application.
Planning Policy
In terms of land use designation the application site is not designated for any site specific purpose but is within a wider area of land designated as being of high landscape or
coastal value and scenic significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains the following 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:
(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 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. 8. Environment Policy 2 states: "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:
(a) the development would not harm the character and quality of the landscape; or
(b) the location for the development is essential." 9. 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:
(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." 10. Housing Policy 11 states: "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."
Housing Policy 12 states:
"The replacement of an existing dwelling in the countryside will generally be permitted unless:
(a) the existing building has lost its residential use by abandonment; or
(b) the existing dwelling is of architectural or historic interest and is capable of renovation. In assessing whether a property has lost its habitable status by abandonment, regard will be had to the following criteria:
(i) the structural condition of the building;
(ii) the period of non-residential use or non-use in excess of ten years;
(iii) evidence of intervening use; and
(iv) evidence of intention, or otherwise, to abandon." 12. Housing Policy 14 states: "Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area, which is not more than greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building.
Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact."
Housing Policy 15 states:
"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 of the existing building in terms of floor space (measured externally)."
Representations
Jurby Parish Commissioners and the Department of Infrastructure Highways Division indicate that they do not oppose the planning application.
The Manx Electricity Authority expresses an interest in the planning application.
Assessment
The development proposed by the planning application consists of a number of different elements, all of which fall under the listed exceptions to the presumption against the development of undesignated land under General Policy 3. The proposal involves the replacement of an existing dwelling, which in turn is proposed to be linked to the proposed converted barn, which in turn is proposed to be linked to an extension. The overall resultant development is one large dwelling with significant accommodation and associated recreational facilities. The proposal is accompanied by a landscaping plan for the overall application site.
In terms of assessment the acceptability of the proposal requires an acceptance of a logical approach to the relevant planning policies for the replacement of dwelling, the conversion of redundant buildings and the extension of dwellings. Mathematically, the overall proposed development fits in with the various floor space measurement elements of the relevant planning policies. The proposed replacement dwelling (519sqm.) equates to a increase in floorspace over that of the existing dwelling ( 347 sqm .). Together with the floor space of the proposed barn conversion (399sqm.) this equates to an overall floor space of 918 sqm . The floor space of the proposed extension ( 459 sqm .) equates to of this overall floor space. The proposal is considered to be an innovative means of providing a substantial property without altering the impact within the surrounding area beyond the provisions for doing so that are set out under relevant planning policy.
Assessment of the proposed replacement dwelling needs to be made against the provisions of Housing Policy 14. In terms of that the siting of the proposed replacement dwelling overlaps that of the existing dwelling and the proposed increase in floor space is not more than greater than that of the existing dwelling. Overall, it is considered that the proposed replacement dwelling accords with the relevant provisions of Housing Policy 14. The design of the proposed replacement dwelling is considered to be appropriately traditional. It does not have a traditional farmhouse appearance but is appropriate for the level of floor space that can be legitimately provided and its position within the overall development. It is concluded that the proposed replacement dwelling accords with the provisions of Housing Policy 14 .
Assessment of the proposed barn conversion needs to be made against the provisions of Housing Policy 11. In terms of this it can be seen that the proposal satisfies the criteria for acceptability under the provisions of the policy. The building is redundant of its original use, a submitted structural survey supports a view that it is structurally capable of renovation, it is a type of building that merits conversion and it is of sufficient size to result in a worthwhile conversion. The proposed changes to the building are sympathetic to the original building, with existing openings utilised for windows and door opening where appropriate. The proposed replacement dwelling is linked to the proposed barn conversion by single storey link extension between the two, creating one large dwelling.
Assessment of the proposed extension needs to be made against the provisions of Housing Policy 15. The proposed extension replaces existing, larger, agricultural buildings with additional accommodation associated to the overall dwelling created as a result of the proposed development. The accommodation provided within this extension includes garaging and leisure facilities. The floor space of the proposed extension is less than of that of the dwelling created by the proposed replacement dwelling and barn conversion. The design of the proposed extension reflects the traditional appearance of the attached barn, with the use of render and stonework effectively delineate between the two. As the proposed extensions
are smaller in both footprint and height than that of the existing barns they would replace it is considered that the visual impact reduces. The overall impact on the surrounding area could be viewed as an improvement over the existing situation.
As part of the assessment of the proposal it is necessary to consider the visual impact of the overall proposed development. In terms of that the primary public viewpoint of the site is as one travels along the Coast Road (A10). Views of the site from the north, as one travels south, are restricted by topography until you are almost directly adjacent to the site and are therefore quite restricted. There are more available views of the site from the south, as one travels north, due to the topography of the area and the site can be seen from around 250 metres away. Whilst the height of the proposed replacement dwelling is greater than of the existing dwelling ( 7.6 m compared to 7.0 m ) that increase in height is not considered to result in an adverse increase in overall visual presence within the area.
In respect of other material planning considerations, given the position of the application site and distance to nearest residential property the proposed development will not unduly harm private residential amenity. In respect of highway safety it can be seen that the existing site has four vehicular accesses onto the Coast Road. It is proposed to close two of these off and improve visibility to the remaining two to serve the proposed development. On the basis that this represents a reduction in existing accesses, an improvement to existing accesses and is not opposed by the Department of Infrastructure Highways Division it is considered that the impact on highway safety is acceptable. The proposal provides appropriate on-site car parking provision. No other obvious material planning considerations are affected by the proposal.
Recommendation
It is recommended that the planning application be approved.
Party Status
The local authority, Jurby Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.
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; and The Manx Electricity Authority.
Recommendation
Recommended Decision: Permitted
Date of 18.04.2013
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 approval relates to drawing no.s 12TS008-01-Sheet1, 12TS008-01-Sheet2, 01, 02, 10, 50, 51, 52, 53, 54, 55, 100, 101, 102, 300 and 301 date stamped the 11th March 2013.
C 3.
All planting, seeding or turfing comprised shown on drawing no. 10, date stamped the 11th March 2013, must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : .............................. Committee Meeting Date : 13/5/13 Signed : .............................................. Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
13/00293/B
Source authority
Isle of Man Government Planning & Building Control
