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Application No.: 09/01791/B Applicant: Deventer Limited Proposal: Erection of a single storey extension to dwelling Site Address: The Grange Ramsey Road Peel Isle Of Man IM5 2AF ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Consultee : German Parish Commissioners Notes: Defer
The application site represents the curtilage of the property now known as the Grange, Ramsey Road, German situated on the coastal side of the A4 highway between Kirk Michael and Peel and just to the south of the junction of the A4 with the Switchback road. The site previously included the farmhouse and outbuildings to the north however the site is now occupied by a separate dwelling created through the conversion of stone outbuildings (see planning history below). The converted barn is accompanied by a small stone outbuilding (with approval to convert to ancillary accommodation) and a farm shed (with approval for changes to its exterior finishes).
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant:
Housing Policy 11, which states: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
The following previous planning applications are considered relevant in the assessment and determination of this application:
PA06/01722/B sought approval for alterations, conversion of existing outbuildings to provide a residential dwelling and amendments to access lane. This was approved.
PA07/00516/B sought approval for alterations and conversion of existing outbuildings to provide a residential dwelling. This was approved.
PA 08/00760/B sought approval for refurbishment and extension of stone barn to provide guest accommodation, alterations to tractor shed and central yard including landscaping and planting scheme. This was approved.
The Department of Transport Highways Division do not object to this application. German Parish Commissioners requested by letter dated 26th November that the determination of this application be deferred until comments from their next meeting are submitted to the Planning Authority however the expiry date for comments on this application was 3rd December 2009 and it is judged that it would be unreasonable to further delay the consideration of this application (target date was 1st January 2010).
This application seeks approval for the erection of a single storey extension to the converted barn to create a family room and children's playroom. A covered walkway would also be created between the new extension and the ancillary living accommodation.
The extension would be located on the eastern side of the existing complex and would consist of a single storey projecting gable which would extends off the eastern end gable of the two storey converted barn. This would connect into a mono-pitch single storey extension which would have openings onto the existing internal courtyard. The extension would be constructed in materials to match the existing building with Manx stone and natural slate being utilised.
Housing Policy 11 is the extant policy by which to assess this application. The final sentence of this policy states "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." It is clear that subsequent to conversion, it is not normally acceptable to extend such buildings as this would dilute the character that led to the building be judged eligible for conversion in the first place.
Notwithstanding the above, Housing Policy 11 does not preclude further extensions to converted dwellings. It presumes against additional extensions where these would reduce or completely destroy the character of the building. It thus follows that applications which propose further extensions to converted rural buildings must be carefully assessed as to their potential impact upon the existing character of the building in question.
The eastern elevation of the existing building displays a simple form with a two storey end gable having a pair of double doors at ground floor level along with a painted rendered wall which bounds the internal courtyard. The proposal would introduce a single storey gable with a pair of double doors at ground floor level along with a Manx stone wall replacing the rendered wall. The doors would be constructed from timber to match the existing dwelling.
It is judged that the assessment of this application is relatively finely balanced. On the one hand, the view could be taken that any extension to the building would represent the dilution of the building's character and as such would be unacceptable in terms of the requirements of HP11.
On the other hand, if the extension would not result in the loss or reduction of the existing character, it would be reasonable to conclude that the proposal is acceptable.
In this case, the proposed extension would be subordinate to the main building in terms of scale and would, through echoing its simple form, not jar with its appearance. The extension would be no wider than the existing building and would not affect the second storey window. The replacement of the rendered wall with a Manx stone wall would also result in a more sensitive elevation with a less prominent muted appearance compared with the stark white rendered existing wall. The covered walkway would not appear prominent and would provide a relatively lightweight method of connecting the buildings together.
On balance it is judged that due to the form, scale and use of materials proposed, the development is acceptable. When compared with the existing situation it is not considered that the proposed extension would lead to an unacceptable loss or reduction of the original interest and character of the building.
RECOMMENDATION Permit.
PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division German Parish Commissioners
Recommended Decision: Permitted
Date of Recommendation: 12.01.2010
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the erection of a single storey extension to The Grange, Ramsey Road, German as shown by SC1143/P/00-01 REV A, SC1143/P/00-02 REV A, SC1143/P/10-00 REV A, SC1143/P/10-01 REV B, SC1143/P/10-02 REV A and SC1143/P/12-01 REV A all received 2nd November 2009.
C 3. The exterior stonework must be of a traditional nature. NOTE: Split stone on a backing render is not acceptable as an external finish. C 4. All roof lights installed must be "Conservation type".
The roof(s) must be finished in dark natural slate.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : Signed : Senior Planning Officer
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