84/00349/BApproved
Alterations and extensions to existing cottage to form four bedroom bungalow and garage
relevant
14 November 2008 · Committee
Kissacks Croft, Clenagh Road, Sandygate, Ramsey, Isle Of Man, IM7 3ae
The application site is the curtilage of Kissacks Croft, a single-storey detached bungalow on the western side of Clenagh Road, south of Sandygate Crossroads. The outbuilding proposed for conversion previously served as stables and storage, and sits alongside a redundant cottage on the same plot. The site is zoned as 'White Land' under the Isle of Man Development Plan Order 1982 and falls outside any Conservation Area, High Landscape Value, or Coastal and Scenic Significance designation. The key planning issues were whether the conversion of a rural outbuilding outside a zoned development area was acceptable in principle, and whether highway access, parking, and watercourse protection could be adequately managed. The officer concluded the proposal complied with relevant strategic policies, and the Planning Committee agreed, granting permission subject to five conditions.
The proposal was judged acceptable because the outbuilding's conversion to ancillary accommodation was consistent with relevant strategic policies. Highway and watercourse concerns were addressed through conditions, including a requirement for one additional off-street parking space and a minimum 8-metre setback from the nearby watercourse during construction.
Development will not be permitted outside of those areas which are zoned for development
Conversion of existing rural buildings into dwellings may be permitted
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. 8.10.3 Permission will be given in certain circumstances for the re-establishment of residential use where there is an abandoned dwelling, since such dwellings can sometimes have a negative impact, usually arising from the sense of dereliction and dilapidation. See Housing Policy 13 below. 8.11 Replacement Dwellings in the Countryside 8.11.1 There are in our countryside many existing dwellings, some of which contribute positively to its appearance and character, and some of which do not. A number of dwellings have been abandoned for many years; their physical remains being a reflection of agricultural and social change across the Island. They form features in the rural landscape which are often not unacceptable in their present state. It is appropriate to encourage change which would result in overall environment improvement, and to discourage change which would not. Where the building(s) concerned are of architectural merit or of local, historical or social interest demolition and replacement will be discouraged.
Condition 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.
Condition 2
This approval relates to the approval in principle for the conversion of the existing outbuilding to ancillary living accommodation as proposed in the submitted documents and drawing 08 0397/2 all received on 25th June 2008.
Condition 3
The proposed ancillary accommodation may be used only in association with the main dwelling house "Kissacks Croft" and for purposes ancillary to the use of the main dwelling house "Kissacks Croft" as a single dwelling. The building shall not at any time be occupied independently of "Kissacks Croft".
Condition 4
A full detailed structural report shall be submitted with any future Reserved Matters application.
Condition 5
One off street parking space is required to be provided and retained to serve the approved ancillary accommodation.
Conversion of redundant cottage to granny flat accommodation
relevant
Construction of movable animal shelter
relevant
Construction of access road
relevant
Erection of three-bedroom bungalow with garage
relevant
Alterations and extensions to existing cottage to form four bedroom bungalow and garage
relevant