30 April 2010 · Planning Committee
Close Leece Farm, Patrick Road, St. Johns, Isle Of Man, IM4 3br
The proposal involved demolishing a traditional but dilapidated double-fronted cottage, attached stone barn (retained for agriculture), and outbuildings including a Dutch barn, then building a new 'zero carbon' Passivhaus-standard replacement dwelling 70m southeast in Field 330418, behind the roadside tree line, with i…
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The officer assessed against Housing Policy 14, confirming the existing dwelling had not lost residential status and was not of architectural/historic merit warranting retention, as per Building Conse…
Environment Policy 1
Protects countryside outside settlements from adverse development unless overriding national need. Officer noted site in countryside but replacement dwelling permissible under housing policies; proposal resulted in environmental improvement via reduced visual impact and site enhancements.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value (site designated); development ok if no harm to landscape character or location essential. Resiting reduced visibility using tree screening, removal of unsightly buildings tipped balance to improvement.
Housing Policy 14
Replacement dwellings not substantially different in siting/size unless environmental improvement; max 50% floor increase, traditional design per Circular 3/91. 49% increase ok; resiting 70m SE on higher/drier land reduced visual impact despite countryside encroachment; design traditional front, modern rear (invisible publicly).
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the demolition of existing dwelling and outbuildings and erection of a replacement dwelling, Field 330418, Close Leece Farm, Patrick Road, Patrick as shown by 11, 12, 13, 14, 15, Survey 01 and Support Document all received 17th February 2010 and drawing 17 received 27th April 2010.
Landscaping scheme
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.
Demolition prior to occupation
Prior to the occupation of the replacement dwelling, all structures, including the existing dwelling, shown as dashed lines on plan 09/SR/715 shall be demolished.
Barn agricultural use only
The stone barn to be retained shall be used only for agricultural purposes.
Roof materials
All roofs must be finished with dark natural slate.
Doors and windows
All doors and windows must be of timber construction.
Heritage survey
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.
Roadside wall rebuild
Prior to the occupation of the new dwelling, the roadside boundary wall must be rebuilt as shown by Appendix H of Supporting Document.
Supports; applicants tidied eyesore machinery and ditches releasing farmland, new access aids modern machinery, removes dilapidated buildings, minimal agricultural loss
Supports; site improvements under new ownership, new dwelling better than dark/damp roadside house, less visible across valley
Supports; minimised impact on adjoining property, enhances Patrick Road, cognisant of local architecture
Supports the proposal
Do not oppose; no traffic/parking/road safety issues, access/visibility significant improvement
No objection; requests photographic/measured survey pre-demolition (conditioned), assess tree removal with Forestry
No objection to proposal subject to wall retention/replacement and barn agricultural use only
Multiple statutory consultees and parish commissioners raised no objections to the demolition and replacement dwelling at Close Leece Farm, with Manx National Heritage requesting a pre-demolition survey and Patrick Commissioners requesting stone wall retention; support letters from local residents and farmers were also received.
Key concern: loss of traditional dwelling and lack of evidence that damp problems cannot be resolved
Department of Transport
SupportDo not oppose has no traffic management, parking or road safety implications; Note: Access and visibility from proposed site is a significant improvement to what is currently available
Manx National Heritage
No ObjectionWe would therefore welcome the opportunity to make a photographic and measured survey of the building prior to demolition, and would be grateful if this could be made a condition of any approval
Conditions requested: opportunity to make a photographic and measured survey of the building prior to demolition
Manx National Heritage
No ObjectionWe reiterate this request, and would be grateful if this could be made a condition of approval; we would recommend that the Department of Agriculture, Fisheries and Forestry's Arboriculture Officer continues to be involved
Conditions requested: opportunity to make a photographic and measured survey of the farm building, prior to demolition; Arboriculture Officer continues to be involved in identifying which trees may be removed
Patrick Parish Commissioners
No ObjectionThe Commissioners feel that an improvement in the aspect from the road would be achieved if the existing wall were to remain in situ or, if this is not possible, for a replacement wall of stone construction to the same height were provided; the Commissioners would oppose any plan to convert this building for residential use in the future
Conditions requested: existing wall were to remain in situ or, if this is not possible, for a replacement wall of stone construction to the same height
IOM Natural History & Antiquarian Society
No Objectionthere is no real evidence that this cannot be resolved, the dwelling renovated or even that its demolition is necessary; no change of use is proposed as part of the application
Community Planning Service
No Commentthe proposal does not include a change of use from agricultural to residential; The shape and extent of the residential curtilage is illogical
