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The application seeks approval in principle for the erection of a replacement dwelling and the conversion of outbuilding to form another dwelling on a site in Sulby, Lezayre. The existing dwelling is a large two-storey dwelling with additional habitable accommodation in the roofspace. The outbuildings comprise of a relatively large three-storey building and a smaller adjacent single-storey building.
The proposed development was discussed on site with the applicant's agent prior to the submission of the planning application. It is understood that the applicant's father currently lives within the dwelling on the application site and it is considered to be no longer appropriate for him to live there on his own. Whilst the property is habitable its financial value is probably limited and approval for a replacement dwelling and an additional dwelling through the conversion would release funds for the care of the applicant's father.
Lezayre Parish Commissioners have objected on the grounds that the application is for a new dwelling in a non-zoned area and that they have concerns regarding flooding. SPMCE have commented on the considered pros and cons of the proposed development. The Department of Transport Highways Division have objected to the planning application on the grounds that the access from the private lane onto the public highway is poor. Whilst I agree that the access is poor I do not consider that this should form reason for refusal, as there is another property that takes access along this road.
I consider that, subject to the repositioning of the replacement dwelling, the shape and size of the application site lends itself to sub-division into two separate residential curtilages. However, having visited the site I have some concerns regarding the actual capability of the outbuildings to be converted without significant demolition and rebuilding being required. The application is accompanied by a preliminary structural engineer's report that partially confirms these concerns. As such I would suggest that the works required to renovate the building would be beyond the provisions of Planning Circular 3/89 - Renovation of Buildings in the Countryside.
With regard to the replacement dwelling I do not agree with the comments of Lezayre Parish Commissioners as current planning policy allows this. In terms of flooding the applicant has stated that they have no knowledge of the site flooding in the time they have owned it since 1978 and that it is on the same level as the adjacent sewage works. Therefore, whilst I consider that a replacement dwelling to be acceptable on the basis that the application also seeks approval for the conversion of the outbuildings I have to recommend refusal, as a split decision would be inappropriate given the potential complexity of the application.
Recommended Decision : Refused
Date of Recommendation : 07.03.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
O: Notes attached to refusals
R 1. By reason of the extent and understood nature of the structural integrity of the outbuildings it is considered that their renovation into a dwelling would require considerable demolition and rebuilding. Such level of demolition and rebuilding is contrary to the provisions of Planning Circular 3/89 - Renovation of Buildings in the Countryside, and is considered to be unacceptable.
Decision Made : ... Committee Meeting Date : ...
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