Demolition and replacement of existing dwelling including renovation of existing barns (Amendments to PA 11/00033/B)

Why was this approved?

• Prior approvals establishing larger dwelling principle
• Net reduction in floor area and massing from approved scheme
• Improved traditional design per Circular 3/91
• Limited visual impact due to topography and setbacks
• Retention of courtyard farm group
• No amenity or highways harm

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Decision & Reasoning

Policies Assessed (5)

Conditions (3)

1. 1

   Time limit

   The development hereby permitted shall commence before the expiration of four years from the date of this notice.

2. 2

   Approved drawings

   This permission relates to the demolition and replacement of the existing dwelling including renovation of existing barns as shown in drawing numbers SC1185-P/10/01 date stamped 28th October 2011, SC1185-P/10/03 Rev B date stamped 7th February 2012, SC1185-P/10/04 Rev B, SC1185-P/10/05 Rev B, SC1185-P/10/06 Rev B, SC1185-P/10/07 Rev B, SC1185-P/10/08 Rev A, SC1185-P/10/09 Rev A, SC1185-P/12/01 Rev B, SC1185-P/12/02 Rev B, SC1185-P/12/03 Rev B and SC1185-P/12/04 date stamped 2nd February 2012. Design statement date stamped 2nd February 2012.

3. 3

   Landscaping scheme

   No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and those works shall be carried out as approved. Details of hard landscaping works shall include boundary treatment, footpaths, driveways and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details within 3 months of the first occupation of the dwelling hereby permitted; and all planting shall be carried out in accordance with the approved details in the first planting and seeding seasons following that first occupation. Any tree or shrub which within 5 years from completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species, unless the Planning Authority gives written consent to any variation.

Public Comments (1)

Consultation Responses

Braddan Parish Commissioners had no objection to application PA 011 01518 B for replacement dwelling and demolition of existing barns at Ballacaroon Farm.

The original application (11/00871/B) for demolition and replacement of a chalet-style dwelling with a larger traditional-style house, integral garage, and new access was refused by the Planning Committee despite officer recommendation for approval, primarily due to non-compliance with Housing Policy 14 regarding size (>50% increase), footprint change, curtilage extension into agricultural land, and visual impact. The appellant argued the proposal improved upon the poor existing dwelling, met policy exceptions for traditional character and reduced visual impact via resiting, and cited precedents of larger approvals. The Council defended the refusal emphasizing urban intrusion, loss of rural character under Environment Policy 1, and failure to justify size/curtilage changes. The inspector found the proposal caused significant visual harm through bulk, mass, driveway prominence, and curtilage expansion, outweighing benefits of replacing poor form; it conflicted with Housing Policy 14 and Environment Policy 1. The appeal was recommended for dismissal.

Inspector: Stephen Amos MA(Cantab) MCD MRTPI