Officer Planning Report

Planning Report And Recommendations {{table:181104}} {{table:181105}} {{table:181106}} {{table:181107}} ### Considerations ### Written Representations ### Consultations

Officer's Report

The Application Site

The application site comprises the residential curtilage of Curlew Cottage, Ballacorey Road, Bride. Within the site consists a two storey dwelling “Curlew Cottage” and a single storey building located west of the dwelling, which is the relevant building to this planning application.

LAND USE ZOING / PLANNING POLICY

The application site is within an area recognised as being an area of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.

• Isle of Man Planning Scheme (Development Plan) Order 1982
• The Isle of Man Strategic Plan (20th June 2007) – Strategic Policy 1, General Policy 3 & Housing Policy 11

PROPOSAL

The application proposes the Change of use of existing storage building to residential use

PLANNING HISTORY

The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application.

Change of use of workroom and store to living accommodation, Phoenix Cottage, Ballacorey Road, Bride - 86/00770/C - REFUSED

REPRESENTATIONS

Highways Division:-

There are no details of parking, turning, and access which are required to serve the needs of the proposed residential dwelling.

S.P.M.C. & E:-

An application lacking in drawings! As far as one can tell, this building is not vernacular, of no landscape significance and with no evidence as to redundancy. Change of Use will make it into what amounts to a new house in the countryside. The Society Objects.

The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.

The IOM Water Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.

Mr A Jessopp, Seacliffe, Old Castletown Road, Port Soderick has no objection to the planning application The Authority has received no privately written representations objecting to the application. PLANNING POLICY

Due to the location of the site, the following policies are relevant:-

Strategic

Policy 1: Development should make the best use of resources by:

• (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials;
• (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and
• (c) being located so as to utilise existing and planned infrastructure, facilities and services.

General

Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage.

Housing

Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where:

• (a) redundancy for the original use can be established;
• (b) the building is substantially intact and structurally capable of renovation;
• (c) the building is of architectural, historic, or social interest;
• (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building;
• (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and
• (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.

Such conversion must:

• (a) where practicable and desirable, re-establish the original appearance of the building; and
• (b) use the same materials as those in the existing building.

Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.

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.

Material planning issue to be considered with the application include:-

• (A) Planning Policy; and
• (B) Access / Car parking provisions.

Planning Policy

General Policy 3, paragraph (c), indicates that development will be allowed where there has been previously development land which contains a significant amount of building. Previously development land is defined in Appendix 1 of the Strategic Plan which states:-

Previously Developed

Land: Previously-developed land is that which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure.

The definition includes defence buildings, but excludes:

• Land that is or has been occupied by agricultural or forestry buildings.
• Land that has been developed for minerals extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures.
• Land in built-up areas such as parks, recreation grounds and allotments, which, although it may feature paths, pavilions and other buildings, has not been previously developed.
• Land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings).

There is no presumption that land that is previously-developed is necessarily suitable for housing development nor that the whole of the curtilage should be developed.

I consider the proposal would come under this policy, the redundancy of the store has been established for a number of years; and the store is also not one of the exclusions as indicated within the above definition.

I am of the opinion that the proposal has the appearance of a dwelling and not of a storage building, and consider that if permission where granted to change the use of the property into a dwelling, this would give the opportunity of renovating the property into a more traditional styled property in keeping with the countryside.

Access / Car parking provisions

The Highway Division have objected to the application that there are no details of parking, turning, and access which are required to serve the needs of the proposed residential dwelling. Whilst this is correct, I am of the opinion that the necessary provisions can easily be acquired for the proposed dwelling and subsequently a note should be attached to this approval asking the applicant to submit a full application for the required parking, turning, and access.

Assessment

Considering the application on the grounds of Housing Policy 11, I consider the application would possibly fail on the grounds that the building is not of architectural, historic, or social interest. However, as the proposal would comply with General Policy 3 (c), and as this submission would enable the property to be renovated, leading to an improvement to the overall appearance of the building and the site, which would be beneficial to the surrounding locality and to the landscape from a wider view. Overall, I consider the proposal would be appropriate in this location and therefore my recommendation is for an approval.

Party Status

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

• Bride Parish Commissioners
• Department of Transport Highways Division

I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:

• S.P.M.C. & E
• The Chief Fire Officer
• The IOM Water Authority
• Mr A Jessopp, Seacliffe, Old Castletown Road, Port Soderick

Recommendation

Recommended Decision: Permitted Date of Recommendation: 01.02.2008

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. SC Use 4 years The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the change of use of the building from a store to residential as proposed in the submitted documents and drawings PD001, PD002 and PD003 all received on 25th September 2007.

C 3. this approval being taken up. Prior to the commencement of the development, a plan to indicate parking, turning, and access arrangements for the proposed dwelling must be submitted to the Planning Authority for consideration and approval.

C 4. this approval being taken up. Prior to the commencement of any works, there must be submitted to and approved by the Planning Authority a drawing showing the residential curtilage of the proposed dwelling.

N 1. The Applicant is advised to consult with the Fire Safety Department to discuss fire safety issues.

N 2. For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector (Michael Karran), tel. 69 59 57

N 3. The Applicant is recommended to contact the Planning Authority for future development of this site. 12.2.08

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made: Permitted Date: 7/7/08 Signed: Luid

Mrs F Mullen Senior Planning Officer

7 February 2008

Mrs F Mullen Senior Planning Officer

7 February 2008