21 August 2008 · Delegated
Mullen Rhenass House, Rhenass Road, Cronk Y Voddy, Kirk Michael, Isle Of Man, IM6 1bb
Permission was granted for alterations and a two-storey extension at Mullen Rhenass, a detached residential property on Rhenass Road, Cronk Y Voddy, in the parish of Michael on the Isle of Man. The extension was designed to provide a double garage with ancillary accommodation above. The key planning consideration was that the building is not a traditional Manx dwelling and the site sits within open countryside. Policy required that extensions to non-traditional dwellings should not increase the building's impact as seen by the public. The officer found this test was met because the property is in an isolated location, surrounded by substantial grounds and mature trees that screen it from public view. The application was decided on 21 August 2008 under delegated authority, with five conditions attached.
The application was approved by the Director of Planning and Building Control under delegated authority. Although the property is a non-traditional dwelling in open countryside, the officer concluded that the extension would not increase the building's impact as viewed by the public, partly because the site is well screened by mature trees and is not readily visible from surrounding land.
Housing Policy 16
the following policy is considered relevant in the assessment and determination of this application
Housing Policy 16: The extension of non -traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public. 8.13 Conversion of Buildings to Flats 8.13.1 There are in the Island, and particularly in Douglas, many substantial buildings which, because of their size or form, are no longer suitable for the originally intended use as either single dwellings or holiday accommodation, but which are still structur ally sound. The Department has for many years encouraged the conversion of such buildings, where appropriate, into flats. 8.13.2 The size, layout, occupancy, etc., of flats are controlled by the Housing (Flats) Regulations 1982. However, all flats should also have a good external environment, characterised by - (a) a pleasant, clear outlook, particularly from the principal room(s) of the flat and (b) access to external space for the purpose of clothes-drying, refuse storage, car-parking, and general amenity. 8.13.3 Many buildings which are generally suitable for conversion into flats not only have very little space around them, but also have an annex or "outlet" at the rear. The Department may require the demolition, in total or in part, of such "outlets" even where the immediate use of the cleared space may not be possible, for example where more than one rear annex may be needed to be removed to gain access or highway work such as road widening may be required to make the cleared space useful. Such demolition will: (a) remove accommodation which has a poor environment and limited outlook; (b) permit the creation of parking space; and (c) assist in admitting light and air to the rear of the building proper. Where such demolition is not so required, the accommodation must generally be organised so that every flat has an outlook from the front of the building, and so that no flat is contained entirely within an "outlet". Exception may be made to this general approach where the environment at, and the outlook from, the rear are pleasant and open.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the alteration and extension of the property Mullen Rhenas, Rhenas Road, Cronk Y Voddy as shown by the plans and information PD-001, PD-002, PD-003, PD-004, PD-006, PD-007, PD-008, PD-011, PD-012 and completed checklist submitted and date stamped 22nd May 2008 and PD-005 REV1 and PD-010 REV 1 submitted and date stamped 15th July 2008 and PD-009 REV A submitted and date stamped 23rd July 2008.
Condition 3
The external finishes of the extension must match those of the existing building in all respects.
Condition 4
Development must be a minimum distance of 8 metres from the watercourse in order to minimise the risk of damage or disturbance to the river banks and river bed. Measures must be in place during construction works to safeguard the watercourse from run-off and sedimentation.
Condition 5
The additional living accomodation created by this approval shall remain ancillary to the use and enjoyment of the residential property Mullen Rhenas.
