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Application No.: 09/01127/B Applicant: Mr \& Mrs Stewart Curphey Proposal: Alterations and extensions to existing outbuilding to form a dwelling Site Address: Kielthustag Cottage Smeale Andreas Isle Of Man IM7 3EB ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Delegation ### Written Representations ### Consultations Consultee : Drainage Division Notes: No objection Consultee : Highways Division Notes: Do not oppose has no traffic managemetn, parking or road safety implications. Consultee : Andreas Parish Commissioners Notes: No objection.
SITE The application site forms the curtilage of Kielthustag Cottage, Smeale, Andreas, which is located on the southern side of the A10 Road and west of the Bride Village.
The application site is within an area recognised as being an area of "woodland", under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
"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:
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 previous planning application is considered relevant in the assessment and determination of this application:-
Extensions and alterations to existing outbuildings to form new dwelling - 05/00573/B - APPROVED AT APPEAL
The application seeks approval for alterations and extensions to existing outbuilding to form a dwelling. The proposed extension would have a width of 5.8 metres, a forward projection from the existing elevation of 11 metres and a ridge height of 6.4 metres. The extension would be finished with a mixture of Manx Stone (front elevation) and render (side \& back elevations), with a natural slate finish.
Andreas Parish Commissioners:- "No objection." Highways Division:- "Do not oppose has no traffic management, parking or road safety implications." The Authority has received no other privately written representations objecting to the application.
Turning to paragraph (a) of Housing Policy 11, from visiting the site and considering the accompanying photographs it is apparent that the existing barn is redundant and is no longer a sustainable agricultural building. Additionally permission has been previously permitted to convert the barn to a dwelling which considered the barn was redundant. Notwithstanding this previous applications elsewhere on the Island, the Planning Authority have received comments from the Department of Agriculture, Fisheries and Forestry, regarding very similar old stone barns and have stated that:- "The design, size, and layout of the building make adaptation to any other agricultural uses difficult and/or impractical. Even use for general feed or fertiliser storage is impractical due to poor access for machinery"
It is therefore considered that the building is redundant and therefore complies with Housing Policy 11.
With regard to paragraph (b) of Housing policy 11, the previous submission included a structural survey, which concluded:- "The building has been maintained in good condition which is evident from the re-pointing of the walls, maintaining a waterproof roof and the construction of a modern concrete floor. We would conclude that the structural envelope of the building is in good condition and is suitable for conversion to a dwelling."
Although this survey was made in March 2005, it is considered after visiting the site on a number of occasions it is very apparent that the building is still in a good condition and the structural report would still be valid in this instance. It is therefore considered that the barn can be converted and made good, and therefore comply with Housing Policy 11.
With regard to paragraph (c) of Housing policy 11, the existing building is a Manx stone barn. The building is an attractive building which would be beneficial to the visual appearance of the surrounding locality and countryside if converted. It is considered that it is worthy of renovation and conversion and therefore complies with Housing Policy 11.
With regard to paragraph (d) of Housing policy 11, this is the critical aspect of the application. The proposal does include a fairly substantial extension which replicates the existing barn in size and height therefore would create 'L' shaped dwelling. The previous permitted application also proposed an extension; however, this extension was smaller than what has been proposed now.
The policy does state that extensions are acceptable when they are a subordinate extension which does not affect adversely the character or interest of the building.
It is reasonable to consider that the extension is certainly pushing the limits of being subordinate to the existing building. However, it is not considered the extension would adversely affect the character or interest of the building, it could be argued given the design the proposal would be beneficial and add to the character and interest of the building, given there are a number of "L shaped" barns throughout the Island which would be similar in size and design. Given this, it is also considered the proposal whilst bigger than the previously approved scheme would be an improvement and retain more of the character of the barn and still have the appearance as a barn. The previous approved rendered extension is considered to appear more as an add-on, rather then the proposal which potentially overtime would appear as original feature of the existing barn given its size, design and proportion.
It should also be noted that if permission was granted to convert the building into a dwelling, with an extension half the size of what has been proposed in this submission, it is not un-reasonable to consider, given previous experience, that once this work was completed a new application for a further extension could be submitted. Given the traditional nature of the property, it could potentially be extended by a further , which could potentially give permission for an extension to what has been proposed in this overall submission. Given this, it is considered if this application is approved, it should be noted that the Planning Authority might have concerns regarding any further extensions to the property, and would considered this submission would have used the allocated as indicated with Housing Policy 15. Permitted Development Rights should therefore also be removed.
In terms of the visual appearance of the proposal in the locality, the site is well screened when travelling along the A10 road from either direction, due to the substantial landscaping (mature trees/hedgerows) and the 1.8 metre high Manx stone wall (approx) which runs along the northern boundary of the site. This boundary treatment, together with the design which is considered in keeping with the existing barn, would not have a significant visual impact upon the locality and therefore are considered appropriate.
Additional benefit of the development is the removal of the existing garden shed and the stable block with attached double garage, both of which are considered to have an adverse impact upon the character and appearance of the existing barn and the site.
With regard to paragraph (e) of Housing policy 11, the barn adjoins the neighbouring dwelling 'Kielthustag'. However, the submission does not propose to have any windows which look towards this property (east elevation) only three conservation styled roof lights. Overall, given the design, siting and distance from Kielthustag', it is considered no adverse impacts to the detriment of residential amenity would occur. Consequently, the proposal would comply with Housing Policy 11.
With regard to paragraph (f) of Housing policy 11, the barn is near to the adjoining dwelling 'Kielthustag' as well as a number of dwellings along the A10 road. It is therefore fair to presume that the existing services within the site could accommodate the additional dwelling.
Overall, whilst the proposed extension could not be considered as subordinate to the existing, it is considered such extension would not have an adverse impact upon the character or interest of the building in this case. Therefore the proposal would comply with relevant policies as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:-
Recommended Decision: Permitted
Date of Recommendation: 27.01.2010
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 the alterations and extensions to existing outbuilding to form a dwelling as proposed in the submitted documents and drawings 1741/08/01 and 1741/08/02 all received on 2nd July 2009. 5th November 2009.
C 3. 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).
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made : Permitted Date : Signed : M. I. McCauley
Director of Planning and Building Control
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