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The site represents two parcels of land located on each side of the road leading north west from the Ronague Road (A27) to Earystane Quarry. the south western parcel of land contains a roofless cottage whose rear elevation lies immediately alongside the rear boundary of the site. The piece of land across the road is generally open with the remains of some building but is generally used for informal unsurfaced car parking in association with the cottage.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as "white land", that is, not designated for development.
Planning permission was sought for the principle of alterations and extension to the derelict cottage under PA 02/2434 and refused on appeal. Permission was then granted for the principle of the conversion of the cottage to a dwelling under PA 08/0777, granted on the basis that the Strategic Plan now makes provision for the refurbishment of properties which are less intact than was previously required under Planning Circular 3/89. Conditions were attached to require that the renovation of the cottage did not substantially alter the character or appearance of the property, eaves and ridge levels may not be significantly increased and any extension must be subordinate to the principal cottage and not more than 50 per cent of the footprint of the existing with the eaves and ridge height not being any higher than those of the principal cottage. Two parking spaces were required to be provided.
Now proposed are the matters reserved from the previous approval in principle. The scheme proposes the retention of the existing fabric and provision of a roof within the existing gables with repaired stacks, the installation of rooflights – two in the front and two in the existing rear pitch and one in the rear of the proposed extension. A new porch is proposed which will be rendered, attached the re-pointed front, side and rear walling. Existing apertures are to be retained. A new single storey annex is to be added on the north western side of the cottage, with accommodation within the roofspace accessed from the upper half of the main cottage. The extension will have an eaves level dormer window. The annex will be set back from the frontage by 300mm and 400mm lower than the main dwelling.
Arbory Parish Commissioners indicate that they have no observations to make.
Department of Transport Highways and Traffic Division do not object providing that visibility splays of 2.4m by 80m are provided.
The occupants of Glebe Cottage, Maughold support the scheme as a good example of renovating properties and retaining a modest property without significant extension.
Manx Electricity Authority recommend liaison with them regarding the provision of electricity supplies. This is not a material planning consideration and should not be referred to in any planning decision notice.
The proposal complies with all aspects of the approval in principle: the extension is very modest and the proposed scheme does not increase the height of the property or its appearance or character. The floor area to be provided is somewhere in the region of 45 sq. m which will accommodate one person on a permanent basis.
The site is very small and further extensions would not be possible within the site as defined.
Visibility splays at the end of the public highway are not available due to the alignment of the road. However, this has not been given as a reason for refusal or a condition of the approval in principle as the provision of such splays would not be physically possible within the land owned by the applicant and in any case, the access is the principal one which serves Earystane Quarry, the traffic association with which is significantly greater in volume and weight than that associated with the occupation of this property.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The occupants of Glebe Cottage are not affected by the proposal and as such should not be afforded party status in this instance.
Manx Electricity Authority raise issues which are not material planning considerations and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 07.11.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the renovation and extension of the cottage as shown in drawings 82-1-08, 82-2-08 and the site and location plans all recieved on 22nd September, 2008.
C 3. No approval is hereby granted to the rebuilding of any existing fabric of the building as the application drawings show that the cottage is to be converted as it presently stands with no significant changes to apertures. Also, the structural engineer's report submitted with the approval in principle (PA 08/0777) indicated that the structure is capable of renovation and conversion without alteration, reconstruction or repair.
C 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
C 5. Once converted in accordance with the approved drawings, the window and rooflights may not be replaced without the permission of the Planning Authority.
C 6. Prior to the occupation of the cottage, the proposed parking facilities as shown in the approved drawings, must be formed and available for use and retained thereafter for use by those resident in the cottage.
I confirm that this decision accords with Government Circular No 32/07 (Delegation of Functions to Senior Planning Officer) and GC 33/07 for Advertisements.
Decision Made : Permitted Date: 13/11/08
Signed: _________________ Senior Planning Officer
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