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The application site comprises of a two storey dwellinghouse with two outbuildings. The first outbuilding is a barn constructed in solid stonework and natural slate roof finish. The second outbuilding is a garage constructed using cast iron columns, steel roof beams with walls and roof clad with corrugated iron sheets which are now very dilapidated.
The application site is within an area not zoned for development.
The application is seeking to establish AIP for the renovation of the existing barn for guest accommodation and demolish the existing garage and erect a replacement.
The principle of the demolition and replacement of the existing garage is considered to be acceptable. The building has no architectural or historic merit. Its loss would not have any impact on the surrounding locality.
The stone outbuilding used to be part of a farm complex approximately 40 years ago prior to the application site being separated from the complex. The barn is now within a residential curtilage of the application site. It original use is unlikely to be reinstated. The applicant has submitted a structural report to demonstrate the building is structurally capable of renovation. The report highlights a number of structural defects which do not require whole demolition and rebuilding. I therefore consider the proposed renovation accords with Circular 3/89
The application states the proposed use of the barn to be guest accommodation. The applicant has clarified it is not for tourist accommodation but to serve as ancillary accommodation to the main dwellinghouse. The agent has submitted indicative layout plans of the conversion. The indicative layout is a self contained dwellinghouse with no dependence on the main dwelling. I do not consider the proposed layout to be ancillary to the main dwellinghouse.
However, the application is only an approval in principle and a condition stating that the indicative plans submitted do not form part of the approval would resolve this issue. The proposed layout of the building can be dealt with at the reserved matters stage.
The DoT has objected to the proposal in that the visibility from the existing driveway onto the public highway is inadequate to serve the needs of the development. The proposal will not intensify the use of the site. Had the application been for a tourist accommodation or a self contained dwellinghouse, I would consider the issues raised by the DoT to be appropriate. However, as stated above, I do not consider the proposal would prejudice highway safety.
I therefore recommend that AIP be granted subject to conditions.
Recommended Decision: Permitted
Date of Recommendation: 31.01.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval relates to the application site as defined by the red line on drawing no. 5246/1/3 date stamped the 6th October 2005. No consent is granted for the layout of the guest accommodation as shown in drawing number 5246/1/2A and 5246/1/2B dated stamped 6th October 2005.
C 3. The additional living accommodation shall only be ancillary accommodation to the main dwellinghouse and at no time shall form a separate dwellinghouse.
N . For a change in the water supply to a premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Les Quayle), telephone 695957.
Decision Made : ... Committee Meeting Date : ...
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