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THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT RESULTS IN A DWELLING WHICH IS GREATER THAN 50% LARGER THAN THE EXISTING DWELLING TO BE REPLACED
1.1 The site is the curtilage of an existing dwelling situated in the settlement of Ballaveare, to the west of the Port Soderick Road. The site has an area of 0.66 ha (1.6 acres) and accommodates an existing dwelling which sits to the west of the site and towards the front. Disused stables lie to the south of the house. The existing dwelling is a hipped and gabled ended dwelling which is an unfortunate mixture of some traditional elements but many more modern additions and changes including a flat roofed garage, flat roofed link and flat roofed conservatory.
1.1 The dwelling sits on the southern side of the Old Castletown Road and has a stone wall running alongside the highway with a vehicular access therein and mature trees and bushes screening what is accommodated within the site. There is a view in from both the main entrance and the minor entrance further to the south west from where some of the existing buildings can be seen. There is no longer view of the property as the natural topography and level of the site provides a screen of the property from the Marine Drive and the Port Soderick Road.
2.1 Proposed is the replacement of the dwelling. The existing dwelling has a floor area of around 620 sq m and the proposed 1,005, representing an increase of 62%. The new dwelling will have a hipped roof finished in imitation slate, rendered walling with vertically proportioned windows in the front elevation with a flat roofed open porch supported by pillars and dentilled cornicing under the eaves. The rear has a more contemporary feel with greater areas of glazing with more Arts and Crafts still glazing bars, all looking out onto a raised patio and steps leading down into the lower garden area.
2.2 The residential curtilage is not to change and the position of the house overlaps that of the existing. A detached double garage is to be constructed to the north of the house.
2.3 A new access is to be provided, further to the west in order to provide better visibility of and for those emerging from the site. This will necessitate the removal of a number of trees to the west of the access. Additional, new planting is to be introduced in this area.
3.1 The site lies within an area of Open Space and High Landscape Value and Scenic Significance on the Braddan Local Plan of 1991. As such there is a presumption against development as set out in General Policy 3 and Environment Policies 1 and 2. However, there is provision within Housing Policy 14 for the replacement of existing dwellings as follows:
> "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 generally, 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 which involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design and or siting, there would be less visual impact."
4.1 Planning permission was granted for the principle of the erection of a dwelling to replace the stables, under PA 00/00769 but was not implemented.
4.2 Permission was then granted for the installation of replacement windows and doors to the main house, under PA 07/00159.
4.3 The most relevant of the previous applications is one for the replacement of the existing dwelling. This, PA 11/01551 was refused initially and at appeal for reasons relating to the design, position and size relative to the context of the site and the provisions of HP 14.
5.1 Department of Infrastructure Highway Services indicate that they do not oppose the application.
5.2 Manx Utilities Authority (Electricity) indicates that they should be consulted in respect of the provision of electricity supplies, which is not a material planning consideration.
5.3 Braddan Parish Commissioners do not object to the application.
6.1 The critical issue here is whether the proposal complies with the provisions of HP 14. It is sufficiently different in design, siting and size as not to be compared with that which was most recently refused.
6.2 The policy requires that replacement dwellings are not dissimilar from existing in terms of siting and size and in this respect the footprints of the dwellings overlap and the proposed dwelling is no more further back on the site than is the existing and in itself is further from
the highway although the proposed garage will fill some of the space between the house and the road.
6.3 The dwelling is 7m wider than the existing and will be 2.3m taller and will be greater than 50% larger than the existing. However, it is relevant to consider the intentions of the Strategic Plan in improving the character and appearance of our landscape, and states, "In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this." (paragraph 8.12.2). In this case, the existing dwelling is of poor form and the access is not ideal. HP 14 makes provision for replacement dwellings where these are larger than 50% greater than the existing where "this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design and or siting, there would be less visual impact". In this case, there is unlikely to be a significant change in the impact of the dwelling, but what will be seen is a cohesive dwelling which is well designed and consistent throughout and has been designed with an eye towards the advice in Planning Circular 3/91 on the larger house in its own grounds, which fit the existing dwelling and site better than the description of the traditional, vernacular Manx cottage which is described in Policies 2-7 of the Circular.
6.4 The previous application appeal report confirms that the existing dwelling is of poor form for the purposes of HP14. The previous scheme was criticised not only for its size, but for its design which was not considered to follow any particular Manx Georgian or other styles and also that the dwelling would stretch across almost the full width of the site and would therefore be considered as cramped and incongruous. The applicant in the case of the current application explains that they have taken account of the main design elements of Planning Circular 3/91 in respect of symmetrical main features, painted rendered walls, pitched slated roof, string courses, mouldings around the windows, bays, double room depth and follows some of the design features found in Derby Square. Indeed, the dwelling has echoes of Ballaughton Manor and Ellerslie Manor.
6.5 As such, the proposed dwelling is considered to accord with the intentions and provisions of HP14 and is recommended for approval.
7.1 The local authority, Braddan Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
7.3 Manx Utilities Authority does not raise material planning considerations and should not be afforded party status in this case.
Recommended Decision: Permitted
Date of Recommendation: 01.05.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
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.
REASON: to ensure that the planting shown in the approved details is introduced and maintained to minimise the visual impact of the proposed development.
This approval relates to 001, 002, 100, 101, 102, 103, 104-01, 104-02, 01B, 04C all received on 26th March, 2014.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : A Committee Meeting Date : 12.5.13
Signed: Spohault Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
| Application No.: | 14/00381/B |
| Applicant: | Hartford Homes Ltd |
| Proposal: | Erection of a replacement dwelling with detached garage and creation of improved vehicular access |
| Site Address: | Ballaveare Old Castletown Road Port Soderick Isle Of Man IM4 1BB |
| Case Officer: | Miss S E Corlett |
| Photo Taken: | |
| Site Visit: | |
| Expected Decision Level: | Planning Committee |
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT RESULTS IN A DWELLING WHICH IS GREATER THAN 50% LARGER THAN THE EXISTING DWELLING TO BE REPLACED
1.1 The site is the curtilage of an existing dwelling situated in the settlement of Ballaveare, to the west of the Port Soderick Road. The site has an area of 0.66 ha (1.6 acres) and accommodates an existing dwelling which sits to the west of the site and towards the front. Disused stables lie to the south of the house. The existing dwelling is a hipped and gabled ended dwelling which is an unfortunate mixture of some traditional elements but many more modern additions and changes including a flat roofed garage, flat roofed link and flat roofed conservatory.
1.1 The dwelling sits on the southern side of the Old Castletown Road and has a stone wall running alongside the highway with a vehicular access therein and mature trees and bushes screening what is accommodated within the site. There is a view in from both the main entrance and the minor entrance further to the south west from where some of the existing buildings can be seen. There is no longer view of the property as the natural topography and level of the site provides a screen of the property from the Marine Drive and the Port Soderick Road.
2.1 Proposed is the replacement of the dwelling. The existing dwelling has a floor area of around 620 sq m and the proposed 1,005, representing an increase of 62%. The new dwelling will have a hipped roof finished in imitation slate, rendered walling with vertically proportioned windows in the front elevation with a flat roofed open porch supported by pillars and dentilled cornicing under the eaves. The rear has a more contemporary feel with greater areas of glazing with more Arts and Crafts still glazing bars, all looking out onto a raised patio and steps leading down into the lower garden area.
2.2 The residential curtilage is not to change and the position of the house overlaps that of the existing. A detached double garage is to be constructed to the north of the house.
2.3 A new access is to be provided, further to the west in order to provide better visibility of and for those emerging from the site. This will necessitate the removal of a number of trees to the west of the access. Additional, new planting is to be introduced in this area.
3.1 The site lies within an area of Open Space and High Landscape Value and Scenic Significance on the Braddan Local Plan of 1991. As such there is a presumption against development as set out in General Policy 3 and Environment Policies 1 and 2. However, there is provision within Housing Policy 14 for the replacement of existing dwellings as follows:
> "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 generally, 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 which involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design and or siting, there would be less visual impact."
4.1 Planning permission was granted for the principle of the erection of a dwelling to replace the stables, under PA 00/00769 but was not implemented.
4.2 Permission was then granted for the installation of replacement windows and doors to the main house, under PA 07/00159.
4.3 The most relevant of the previous applications is one for the replacement of the existing dwelling. This, PA 11/01551 was refused initially and at appeal for reasons relating to the design, position and size relative to the context of the site and the provisions of HP 14.
5.1 Department of Infrastructure Highway Services indicate that they do not oppose the application.
5.2 Manx Utilities Authority (Electricity) indicates that they should be consulted in respect of the provision of electricity supplies, which is not a material planning consideration.
5.3 Braddan Parish Commissioners do not object to the application.
6.1 The critical issue here is whether the proposal complies with the provisions of HP 14. It is sufficiently different in design, siting and size as not to be compared with that which was most recently refused.
6.2 The policy requires that replacement dwellings are not dissimilar from existing in terms of siting and size and in this respect the footprints of the dwellings overlap and the proposed dwelling is no more further back on the site than is the existing and in itself is further from
the highway although the proposed garage will fill some of the space between the house and the road.
6.3 The dwelling is 7m wider than the existing and will be 2.3m taller and will be greater than 50% larger than the existing. However, it is relevant to consider the intentions of the Strategic Plan in improving the character and appearance of our landscape, and states, "In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this." (paragraph 8.12.2). In this case, the existing dwelling is of poor form and the access is not ideal. HP 14 makes provision for replacement dwellings where these are larger than 50% greater than the existing where "this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design and or siting, there would be less visual impact". In this case, there is unlikely to be a significant change in the impact of the dwelling, but what will be seen is a cohesive dwelling which is well designed and consistent throughout and has been designed with an eye towards the advice in Planning Circular 3/91 on the larger house in its own grounds, which fit the existing dwelling and site better than the description of the traditional, vernacular Manx cottage which is described in Policies 2-7 of the Circular.
6.4 The previous application appeal report confirms that the existing dwelling is of poor form for the purposes of HP14. The previous scheme was criticised not only for its size, but for its design which was not considered to follow any particular Manx Georgian or other styles and also that the dwelling would stretch across almost the full width of the site and would therefore be considered as cramped and incongruous. The applicant in the case of the current application explains that they have taken account of the main design elements of Planning Circular 3/91 in respect of symmetrical main features, painted rendered walls, pitched slated roof, string courses, mouldings around the windows, bays, double room depth and follows some of the design features found in Derby Square. Indeed, the dwelling has echoes of Ballaughton Manor and Ellerslie Manor.
6.5 As such, the proposed dwelling is considered to accord with the intentions and provisions of HP14 and is recommended for approval.
7.1 The local authority, Braddan Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
7.3 Manx Utilities Authority does not raise material planning considerations and should not be afforded party status in this case.
Recommended Decision: Permitted
Date of Recommendation: 01.05.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
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.
Reason: in the interests of the state only
This approval relates to 001, 002, 100, 101, 102, 103, 104-01, 104-02, 01B, 04C all received on 26th March, 2014.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : A Committee Meeting Date : 12.5.14
Signed: S. S. L. A. C. U. T. Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
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