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The application site comprises field 330418, Close Leece Farm, Patrick Road, Patrick and is occupied by an existing dwelling with an attached two storey barn.
The proposed development comprises the demolition of the existing dwelling and outbuildings and the erection of a replacement dwelling in field 330416. The proposal is effectively submitted as an amendment to previously approved planning application 10/00208/B and 10/01329/B.
For reasons of consistency this application is being considered by the Planning Committee on the basis that the two previous planning applications that it amends were considered by the Planning Committee.
The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:
Planning application 10/00208/B sought planning approval for the demolition of existing dwelling and outbuildings at Close Leece and erection of a replacement dwelling. This previous planning application was approved on the 30th April 2010.
Planning application 10/01329/B sought planning approval for the demolition of existing dwelling and outbuildings at Close Leece and erection of a replacement dwelling (amendment to 10/00208/B). This previous planning application was approved on the 22nd November 2010.
Patrick Parish Commissioner have no objections to the planning application.
The Department of Infrastructure Highways Division do not oppose the planning application.
In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site is not designated for any site specific purpose but is located within a wider area of land that is identified as being of High Landscape or Coastal Value and Scenic Significance.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application.
"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
"Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area, which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building.
Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact."
The planning application seeks planning approval for the demolition of the existing dwelling and outbuildings and the erection of a replacement dwelling in field 330416. The proposal is effectively submitted as an amendment to previously approved planning application 10/00208/B and 10/01329/B. The amendments comprise i) minor changes to window positions to accommodate oak frames; ii) the rendering of parts of the exterior that were previously approved as stone clad; iii) the alteration of the design of the porch; iv) the addition of rooflights on the rear roof elevation; and v) an increase in the length of the building by 0.60m to accommodate changes to window frames.
The principle behind the proposal has been discussed at length and established by previously approved planning applications 10/00208/B and 10/01329/B. The overall general design and appearance of the proposal is essentially the same as that approved under the two previous planning applications. It is therefore considered unnecessary to revisit these issues as part of the assessment of the planning application. Rather, it is more appropriate to consider and assess the proposed amendments. In terms of this it is considered that all of the amendments are relatively modest and do not significant alter the overall appearance of the proposal. The amendments do not result in discernable harm on public amenity, private amenity or highway safety.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Patrick Parish Commissioners.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division.
Recommended Decision: Permitted
Date of Recommendation: 26.08.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 drawing no.s WD-03A, WD-04A, WD-05A, WD-06A, WD-07A, 01, 11, 12 and 23A date stamped the 22nd July 2011.
C 3. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 4. Prior to the occupation of the replacement dwelling, all structures, including the existing dwelling, shown dashed on plan 09/SR/715 pursuant to Planning Application 10/00208/B shall be demolished.
C 5. The stone barn to be retained shall be used only for agricultural purposes.
C 6. The roof(s) must be finished in dark natural slate.
C 7. All doors and windows must be of timber construction unless otherwise agreed in writing with the Planning Authority.
C 8. Prior to the demolition of the existing dwelling, Manx National Heritage must be given access to the building in order to carry out a full photographic and measured survey.
C 9.
Prior to the occupation of the new dwelling, the roadside boundary wall must be rebuilt as shown by Appendix H of Supporting Document pursuant to Planning Application 10/00208/B.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made: APPROVED Committee Meeting Date: 15/9/11
Signed: G. K. K. K. Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO
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