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The application site is defined as the existing stable buildings in the grounds of Lower Ballakelly, Crosby, a detached property located to the north of Crosby. The stables where extended in 1996 to accommodate a garden store.
The site is located in an area designated as being of High Landscape Value and Scenic Significance in the 1982 Development Plan Order. The site is not zoned for further residential development.
There have been a number of previous planning applications relating to the site, the following of which are considered relevant:
PA 96/0755 – Extension to existing stable block and garden store, Lower Ballakelly, Crosby. Approved initially 17th September 1996 with the decision notice issued on 3rd October 1996.
PA 99/02103 – Erection of double garage and home office, Lower Ballakelly, Top Road, Crosby. Approved at initial stage, 30th March 2000 with the decision notice issued on 7th April 2000.
PA 02/01430 – Removal of agricultural tie, Lower Ballakelly, Top Road, Crosby. Approved initially 19th December 2002, decision notice issued 6th January 2003.
PA 03/00207 – Extension to dwelling, Lower Ballakelly, Top Road, Crosby. Approved initially 25th June 2003 with the decision notice issued 27th June 2003.
Marown Parish Commissioners advise of no objection to the development.
Planning approval is sought to part demolish an existing stable and construct an extension to provide a self-contained unit comprising two bedrooms, kitchen and bathroom, described in the application as 'guest accommodation'.
The application site, defined as the detached stable block, is located within close proximity to Lower Ballakelly, a detached single storey dwelling, and detached garage and office block, which are in turn located around a central parking area/driveway. Access to the proposed guest accommodation would be via the existing driveway and access.
The applicant has advised that the accommodation contained within the existing dwelling is not suitable for accommodating guests and that the proposed unit would be used in association with the dwelling. Whilst the intentions of the applicant are not questioned, the location of the proposed accommodation, together with the level of accommodation to be provided, would, it is considered be tantamount to the erection of a new dwelling in the countryside, given that the accommodation is separate from the main dwelling and could be accessed both by vehicles and pedestrians without disturbance to the occupiers of Lower Ballakelly. This view is reinforced by the delineation of a curtilage in the form of the application site boundary.
The 1982 Development Order and Circulars issued by the Department from time to time indicate the location of areas for future residential development and indicate that in this instance, the site is located outside such a designated area. As such, the proposal is considered to be contrary to the adopted plan for that area, in that the proposal represents the creation of a new dwelling in open countryside, which, given it's location, is considered to be unsustainable.
It is considered that those who made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.
Recommended Decision: Refused
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The proposed guest accommodation is considered, given its design and location separate from the main dwelling house, to be tantamount to the creation of a new dwelling in the countryside. Such a new dwelling, being located some distance from the nearest settlement, would represent sporadic and unsustainable development and be contrary to the provisions of the 1982 Development Plan Area and Circular 1/88 - Residential Development - Houses in the Countryside.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Refused Date: 23/5/06 Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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