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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 planning application is effectively an amendment to the development approved under previous planning application 10/00337/B.
The application site has been the subject of two previous planning applications that are 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.
Planning application 10/00337/B sought planning approval for the conversion of existing workshop/barn to a dwelling. This previous planning application was approved on the 30th June 2010.
REPRESENTATIONS Onchan District Commissioners recommend that the planning application be approved. The Department of Infrastructure Highways Division do not oppose the planning application. PLANNING POLICY
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.
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
"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:
"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 planning application seeks planning approval for the conversion of an existing workshop/barn building contained within the application site into a dwelling. The planning application is effectively an amendment to the development approved under previous planning application 10/00337/B with the difference being the addition of a dormer window on the rear elevation of the building. Work has commenced and is ongoing on this previously approved planning application.
The principle and detail of the proposed conversion was previously found to be acceptable and approved under previous planning application 10/00337/B. This conclusion remains valid and it is considered that the general
principle behind the current planning application is also acceptable. The main role of this current planning application is effectively to examine the acceptability of the amendment to the proposed work. In that respect the amendment is the addition of a dormer window on the rear elevation of the building. This elevation and dormer is not readily visible from public viewpoints and does not affect private amenity. As such, its impact is considered to be limited and acceptable.
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.
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.
Recommended Decision: Permitted
Date of Recommendation: 11.02.2011
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) rev. A, (PL)03 rev. D, (PL)10 rev. G, (PL)11 rev. G, (PL)15 rev. E and (PE)20 rev. D date stamped the 10th January 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date: 2/12/11
Signed: _________________________ Senior Planning Officer
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