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The application site is field 2140044, which is located on the western side of the Clenagh Road, and to the south of Sandygate Village. Within the site is a single storey property which has lost its residential status.
The application site is within an area recognised as being an area of ‘white land’ not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a
Conservation Area, nor within an area zoned as High Landscape Value or Coastal Value and Scenic Significance.
The following planning application are considered to be relevant in the assessment and determination of this application; Approval in principle to renovate and extend the existing building to form a residential dwelling - 07/01575/A - APPROVED Approval in principle for refurbishment of derelict building to provide residential accommodation - 94/00891/A - REFUSED Approval in principle for renovation & extension of building to provide holiday and living accommodation - 93/01157/A - REFUSED Approval in principle for re-construction of cottage, Field 1366 - 90/00314/A - REFUSED Erection of dwelling, Fields Nos. 1364, 1365 and 1366 - 89/00981/B - REFUSED
The application seeks approval for a Reserved Matters application to renovate and extend existing building to form a dwelling with landscaping.
The Department of Transport Highways Division have no objection subject to the imposition of the following condition: Mirror to be installed to aid visibility. Jurby Parish Commissioners advise that they have no objection.
Due to the zoning of the site, and due to the proposed development, the following Planning Policy is relevant for consideration what determining the application:-
In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost.
Where:
a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and b) there is an existing, usable track from the highway; and where c) a supply of fresh potable water and of electricity can be made available from existing services within the highway.
This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in (a) above, or for the erection of replacement buildings. Extensions of dwellings formed in
accordance with the above may be permitted if the extension is clearly subordinate to the original building (i.e. in terms of floor space(3) measured externally, the extension measures less than 50% of that of the original).
The previous approved application was for Approval in Principle to renovate and extend the existing building to form a residential dwelling. This application, which is a Reserved Matters application, goes into more detail as to how the building could be renovated and extended. The proposed extensions would represent an approximately 100% increase over the existing footprint of the building. It therefore does not conform to Housing Policy 13 due to the significant increase in size.
However, consideration should be taken into account that the site is very well screen from the public highway which is located approximately 90 metres west, and due to the significant boundary treatment which runs along the western boundary of the pubic highway (approximately 3 metres in height), but also due to the significant amount of mature hedgerows and bushes which run along the entire northern and eastern boundary of the application site (approximately 3 metres in height). The existing building is completely unseen from the public highway due to the above reasons, but also as the extension would be located to the rear elevation of the existing building, the extension would be completely screened from public view, and even when viewed from the proposed driveway.
It is therefore considered that the proposed extension whilst larger than what is generally permitted under Housing Policy 13, would not be classed as a particularly large extension. The extension would also not have any significant impact upon the visual appearance of the surrounding landscape or countryside due to the aforementioned boundary treatments which surround the application site. Additionally, due to the locality and distance from any neighbouring residential properties the proposals would not result in any adverse impacts upon residential amenity.
As part of the previously approved application, condition 3 required a full structural survey to be undertaken. Subsequently, a survey has been submitted within this application which concludes; “The property is a derelict Manx cottage consisting of 4 walls only. There is no roof nor windows and door frames. The Manx stonework walls have been patched and part lined internally with 100 mm thick concrete block work. The walls are structurally sound and could be incorporated in any renovation of the cottage back to a liveable condition”. Overall, after considering the structural report and undertaking a site visit of the site, it is considered the building is capable of conversion as proposed.
Condition 4 & 5 of the previous approved application, related to a roadside mirror being installed, and parking provision for two onsite spaces and turning provision being provided. Visiting the site the road side mirror is already in place and the submitted site plan indicates that two off road parking spaces and turning provision would be accommodated within the site. Therefore it is considered the proposal would comply with the conditions of the approval in principle consent.
It is considered that whilst the proposal would not completely comply with Housing Policy 13 of The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report it is recommended that the application be approved.
The following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommended Decision: Permitted Date of Recommendation: 10.06.2008
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 approval relates to the renovations and extensions as proposed in the submitted documents and drawings 1694/07/01, 1694/07/02, and 1694/07/100C all received on 26th March 2008.
C 3. The external finishes of the extension must match those of the existing building in all respects.
C 4. The roof(s) must be finished in dark natural slate.
C 5. Prior to the occupation of the dwellings, the hardstanding to the front of the dwelling is to be completed to allow the required parking provisions to be used.
Decision Made: _________________________ Committee Meeting Date: _________________________
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