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The site represents the curtilage of Kissacks Croft, Clenagh Road, Sandygate. Within the application site there are several buildings; the largest is the single storey detached bungalow Kissacks Croft. There is a redundant cottage which is located northwest of Kissacks Croft and an outbuilding, which accommodated stables/storage and is the subject of this application. The whole site is located on the western side of the Clenagh Road, and south of the Sandygate Crossroads.
The site has been zoned under the Isle of Man Development Plan Order 1982 as being within an area of 'White Land'; the site is neither within a Conservation Area nor within an area zoned as High Landscape Value or Costal Value and Scenic Significance.
The following previous planning applications are considered relevant in the assessment and determination of this application:
Conversion of redundant cottage to granny flat accommodation - 08/01228/B - PENDING CONSIDERATION
Construction of movable animal shelter - 89/01221/B - APPROVED Construction of access road - 86/00081/B - APPROVED Erection of three-bedroom bungalow with garage - 85/00444/B - APPROVED - Attached with the following condition:- "C8. The original cottage must never again to used for habitable accommodation to the satisfaction of the Committee."
Alterations and extensions to existing cottage to form four bedroom bungalow and garage -84/00349/B - APPROVED
The application seeks approval in principle for the conversion of existing outbuilding to ancillary living accommodation.
Jurby Parish Commissioners:- "No Objection" Highways Division has no objection subject to the following conditions:- "To provide 2 metres metres to the right of the property. One off street parking space is required for this development." Inland Fisheries (DAFF):- "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."
The Authority has received no private representations objecting to the application.
Due to the location, zoning and the proposed development the following planning policies need consideration:-
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:
Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where:
Such conversion must:
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.
This application seeks permission for the conversion of this building into living accommodation ancillary to "Kissacks Croft" rather than into a separate dwelling. Housing Policy 11 deals with proposals for conversions into dwellings. It is not therefore directly relevant. However, in the absence of a policy relating specifically to proposals such as this, the considerations set out in that policy are considered to be of some assistance when considering this type of proposal.
Turning to paragraph (a) of Housing Policy 11, from visiting the site and considering the accompanying photographs, it is apparent that the existing barn is not being used for its original purpose but more, in part, as a general store. It is therefore considered that the building is redundant from its original use.
With regard to paragraph (b), a structural survey has not been included with this submission. Therefore it is not possible to consider whether the building is structurally capable of renovation. However, as the the building would seem structurally sound from visiting the site and studying the submitted photographs a condition could be attached which stated that a structural report should be submitted with any future Reserved Matters application.
With regard to paragraph (c), the existing building is a Manx stone barn which is not visible from the Clenagh Road or any other public highway. The building is an attractive building, especially the north, west and south elevations, due to the Manx stone finish. The roof is also beneficial to the appearance of the building. The east elevation (front) would appear to have been altered over the years, due to the number and sizes of the apertures (stable doors \& double doors) and because of the timber boarding. Whilst the front elevation is not especially attractive or beneficial to the
appearance of the building, it is considered the rest of the building does have interest and is worthy of retention.
With regard to paragraph (d), this application seeks only an approval in principle and therefore full details of the proposed layout has not been provided. However, the building is substantial and is considered large enough to provide adequate ancillary living accommodation.
With regard to paragraph (e), the building is within the existing curtilage of Kissacks Croft. The property is located south of the main dwelling house approximately 30 metres away. The proposal would not be creating a separate dwelling house but ancillary accommodation. Therefore, the proposal would share the existing garden area and general services provided by the main dwelling house. Due to this, it is considered the proposed use would be compatible with adjoining established uses (residential). A condition should be attached which states that 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 main dwelling house "Kissacks Croft" as a single dwelling. The building shall not at any time be occupied independently of "Kissacks Croft".
With regard to paragraph (f), the application is an approval in principle, and therefore no full details have been provided regarding servicing, drainage etc. However, it is considered that, due to the fairly close proximity to the main dwelling house "Kissacks Croft", it is fair to presume that the existing services within the site could accommodate the ancillary accommodation.
The Highway Division have indicated that they have no objection subject to; "To provide 2 metres x 85 metres to the right of the property, and one off street parking space is required for this development." As the proposal is ancillary to the main dwelling house it is not considered that the existing driveway is required to be extended to the building. It is considered as long as an additional off street parking space is provided within the site, this would be adequate.
RECOMMENDATION Overall, it is considered the proposal would comply with the relevant strategic polices and accordingly, it is recommend the application for an approval.
PARTY STATUS It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Jurby Parish Commissioners Highways Division Inland Fisheries (DAFF)
Recommendation
Recommended Decision: Permitted Date of Recommendation: 04.11.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
5 November 2008 08/01229/A Page 4 of 5
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.
the This approval relates to the approval in principle for the conversion of existing outbuilding to ancillary living accommodation as proposed in the submitted documents and drawing 08 0397/2 all received on 25th June 2008.
the 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 main dwelling house "Kissacks Croft" as a single dwelling. The building shall not at any time be occupied independently of "Kissacks Croft".
C 4. A full detailed structural report shall be submitted with any future Reserved Matters application. C 5. One off street parking space is required to be provided and retained to serve the approved ancillary accommodation.
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