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Application No.: 10/00078/B Applicant: Braeside Developments Ltd Proposal: Demolition of existing dwelling and erection of a detached replacement dwelling Site Address: Ballacallin Cottages Gordon Peel Isle Of Man IM5 3AR ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Patrick Commissioners Notes: comment
The site relates to the existing dwelling Ballacallin Cottage which sits on the eastern side of the A27. To the north of the dwelling is 1, Ballacallin Cottages which is close but not attached to the application property. The site extends to the south of the existing cottage having mature trees to its southern and eastern boundaries along with some trees on the roadside boundary. The existing dwelling is set back a short distance from the road and has a generally run down appearance. The site slopes from west to east.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as an Area of High Landscape or Coastal Value and Scenic Significance. Within the adopted Isle of Man Strategic Plan 2007, the following policy is considered relevant in the assessment of this application:
Housing Policy 14, which states: "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 greater than that of the original building 31 March 2010 10 / 00078 / 8
(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."
No applications have been submitted in respect of this site. However, the following applications have been submitted in respect of 1, Ballacallin Cottages: PA 94/0273 - provision of new garage/workshop and hardstanding - permitted PA 98/1325 - erection of conservatory to rear of dwelling - permitted PA 01/1136 - installation of uPVC windows - split decision PA 01/1851 - installation of uPVC sliding sash in front elevation - permitted PA 04/2134 - extension on rear elevation - permitted PA 07/1542 - demolition of existing dwelling and erection of detached dwelling - permitted. PA 07/2344 - demolition of existing dwelling and erection of a detached replacement dwelling refused for the following reason: "Whilst the proposed replacement dwelling would comply with Housing Policy 14 of the Isle of Man Strategic Plan with regard to the increase in floor area, the re-siting of the dwelling, the principle of which was established by Planning Application 07/01542/B, was only accepted on the strict condition that any replacement dwelling be comparable in terms of frontage length with the existing dwelling. The proposed dwelling would have a substantially longer front elevation than the existing cottage which would result in an unacceptable increased impact upon the surrounding area."
PA 09/1064 - demolition of existing dwelling and erection of a detached replacement dwelling refused for the following reason: "The design of the proposed dwelling, particularly the steep roof pitch, would fail to represent a traditional dwelling as envisaged by Planning Circular 3/91 and required by Housing Policy 14 of the Strategic Plan. Furthermore, the steepness of the roof combined with the inclusion of eaves level gable windows would result in the proposed dwelling having a visual impact much greater than the existing dwelling. Therefore the proposal would fail to accord with the objectives of policy aimed at ensuring that replacement dwellings relate closely to the buildings they replace in terms of visual impact so that the resulting impact is appropriate for the countryside."
The Department of Transport Highways Division does not oppose this application. Patrick Parish Commissioners have commented on the fact that the previous application had not been determined at appeal at the time of this application being advertised. Aside form this issue the Commissioners do not object to this application.
The principle of replacing the existing dwelling has been established and accepted through the granting of approval for planning application 07/01542/B. In considering the principle of replacing the existing cottage, it was judged that the replacement of the dwelling may afford more privacy and amenity for the occupants of 1, Ballacallin Cottages and the dwelling, if re-built within the field and further from the road would be lower and would arguably have a reduced visual impact.
The main issue to be assessed in the consideration of this application are whether the proposal would comply with HP14 and whether the redesigned dwelling would overcome the reason for refusal of PA09/00078/B.
The proposed design is traditional in accordance with Planning Circular 3/91 and the proposed resiting has previously been judged to represent an improvement over the existing situation and there is no reason to reach a different conclusion now. As such the main issue is whether the size of the replacement dwelling would be acceptable.
The increase in floor area over the existing dwelling is calculated to be and the shallower pitch of the roof would not allow for useable accommodation within the eaves. The design is comparable with the existing dwelling and it is concluded that the proposed dwelling is acceptable when assessed against the provisions of HP14.
It should be noted that the approval of this replacement dwelling is acceptable only when assessed with regard to the fact that the existing dwelling is to be demolished and removed from the site. A condition is recommended to ensure that the existing dwelling is removed prior to the occupation of the new dwelling.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division Patrick Parish Commissioners
Recommended Decision: Permitted
Date of Recommendation: 29.03.2010
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 demolition of existing dwelling and erection of a detached replacement dwelling, Ballacallin Cottage, Gordon, Patrick as shown by 0703/PL02 B and 0703/PL03 received 22nd October 2010.
C 3. The roof(s) must be finished in dark natural slate.
C 4. All windows, with the exception of those at lower ground floor level of the rear elevation shall be sliding sash.
C 5. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval).
C 6. All trees within or adjacent to the application site shall be retained and afforded adequate protection during construction works associated with this approval. No tree shall be cut down, uprooted or destroyed, nor shall any tree be topped or lopped without written approval of the Planning Authority. Any trees which are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of similar size and species.
C 7. The existing Ballacallin Cottage must be demolished within one month of the occupancy of the new dwelling.
C 8. Prior to the commencement of the development there must be submitted to and approved by the Planning Authority a scheme of landscaping which shows how the area currently occupied by the new dwelling is to be landscaped. The approved landscaping scheme shall be implemented within the first planting season following the occupation of the new dwelling.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : Signed : Senior Planning Officer
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