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Application No.: | | | :-- | :-- | | Applicant: | Department Of Agriculture Fisheries And Forestry | | Proposal: | Approval in principle for the re- establishment of redundant building to a <br> dwelling | | Site Address: | Cronk Dhoo Sartfell Kirk Michael IM6 IBE | ### Considerations Case Officer : Diane Robinson Expected Decision Level: Committee Decision ### Written Representations We have received no private representations for this application. ### Consultations Consultee : Highways Division Notes: no adverse traffic impacts subject to conditions Consultee : Michael Commissioners Notes: no objections subject to conditions Consultee : Manx National Heritage Notes: see comments Consultee : Wildlife And Conservation Officer Notes: see comments Policy
Cronkdoo is to the south of the Brandywell Road, on the lower slopes of Sartfell. The site itself consists of a traditional former cottage and is set below the level of the road and is thus relatively well hidden from view from the road. The area is however within an area of public ramblage.
The Public Footpath Map indicates that there is a loop road to the building from the Brandywell Road. There is only part of a track to the building from both directions although access on foot is prevented from the west due to the presence of a spring and resultant boggy ground conditions. One would need to divert through the fields to the south to gain access to the building. Access is easier from the east but again there is no longer any defined track and access is through the fields.
The structure of the building itself is in relatively good condition but clearly has no residential status; its original use has been abandoned. Only parts of the outbuildings remain.
The site is within DAFF land and DAFF now make an application to re-establish the building as a dwelling. It would be necessary to create a new access onto the road with required visibility splays because of the steep gradient onto the road.
Evidence suggests that the building was used by King William's College as lodging for an 'outward bounds centre' until December 1996. Prior to this it is believed that the house was permanently occupied as a dwelling until the 1960s.
The nearest mains water supply is at the Eairy Farm, Little London but a private water supply could be provided at the owner's expense. A septic tank and soakaway could be provided on DAFF land.
MNH has concerns that that such redevelopment would pose a potential threat to the survival of the building types on which the vernacular style of the building in the Island is based. Such buildings should be recognised for their contribution to the Island's history and its character. A proper recording of the building should be made if approval granted and clear parameters should be set to limit development.
Michael Commissioners are unsure of the intended use and occupier. They would be less concerned if the end use was to be a public dwelling/outdoor pursuit centre but would object if it were intended to use it as a private dwelling.
This is an isolated former dwelling with no proper access. This is an attractive and unspoiled part of the Island, the character and appearance of which should be retained.
The building itself is largely intact but it would need to be altered to allow internal toilet and bathroom facilities. If the building was more accessible, it may be acceptable to conserve the structure as an example of the vernacular architecture of the Island. However, the building is only accessible at the moment on foot and the creation of a vehicular access would result is significant engineering operations which would be particularly noticeable at the point onto the highway due to the need to provide visibility splays. The site would also be visible from the public footpath to the east, which runs south from the Sartfell Plantation.
The renovation of Cronkdoo to form a private dwelling would have a detrimental impact on the character and appearance of this scenic area by virtue of; the requirements for a residential curtilage, the need for a new access and visibility splays, the inevitable need to alter and extend the building, the requirement to limb or remove trees and the need to create proper drainage arrangements given the boggy nature of the site.
Recommendation
Recommended Decision : Refused Date of Recommendation : 07.07.2004 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The Department's policies on the renovation of buildings in the countryside are set out in Planning Circular 3/89. Whilst the former dwelling known as Cronkdoo is largely intact the proposal to renovate the building and reinstate a residential use would not satisfy the requirements of the Circular insofar as there would be considerable difficulties in servicing the building. The provision of services thereto would be inconvenient and likely to lead to the expenditure of public funds and the Committee is not persuaded that it could be carried out without damaging the character and appearance of the building and its environs.
R 2. Notwithstanding the above, the provision of a satisfactory means of access to service the building and the visibility splays that would be required onto the highway would significantly damage the rural character and appearance of the area particularly given the existing level of the road compared to the land to the south from where the access road would emerge onto the highway.
R 3. The renovation of the building and its occupation for residential purposes would change the character of both the building and the surrounding area. The building is sited within an area of public ramblage and the building is presently visible from the public right of way which runs south from the Sartfell Plantation. Presently the building and its environs appear in isolation with trees nearby which add to the setting of the building. An occupied dwelling with its associated car parking, garden, driveway and parked vehicles and other domestic paraphernalia would be completely out of place in this unspoilt rural landscape.
Decision Made : _________________________ Committee Meeting Date : _________________________
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