1 August 2022 · Delegated
The Warren, Clanna Road, Santon, Isle Of Man, IM4 2hp
This application sought permission to alter and repair an existing outbuilding at The Warren, Clannagh Road, Santon, changing its internal layout and external cladding. The site forms the residential curtilage of an existing dwelling set below road level on the western side of Clannagh Road. The officer's report identified three main planning considerations: the visual impact on the amenity of the site and surrounding area, potential effects on the countryside and landscape, and the ecological impact of the works. The application was permitted by delegated decision on 1 August 2022.
The application was permitted under delegated authority. The officer considered the key planning issues to be the visual impact on the site and surrounding area, any effects on the wider countryside and landscape, and ecological impact. The proposal was found acceptable on these grounds.
general standards of development as set out in General Policy 2
The application is considered to accord with Environment Policies 1 and 4, General Policy 2
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Paragraph 8.12.2 of the Strategic Plan
The development is also considered to accord with Paragraph 8.12.2 of the Strategic Plan
Landscape Proposal 7 of the Area Plan for the East
General Policy 3 (b)
no details or supporting information have been provided to support the conversion of the building to residential use as required by General Policy 3 (b)
Housing policy 11
no details or supporting information have been provided to support the conversion of the building to residential use as required by General Policy 3 (b) and Housing policy 11
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.
Infrastructure Policy 5
Other policies within the Strategic Plan which are relevant to the proposal are; Infrastructure Policy 5
Community Policies 7 and 11
Other policies within the Strategic Plan which are relevant to the proposal are; Infrastructure Policy 5, and Community Policies 7 and 11
a general purpose building for storage of motor caravan, garden equipment, tractor and trailer and classic cars
The application building was approved under 05/00727/B
the most recent full application for the site
it has already been established under PA 21/00203/B which is the most recent full application for the site that the main ecological concern at the site relates to lizards