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Application No.: 15/00902/B Applicant: Mr Mark Shuttleworth Proposal: Erection of a dwelling (comprising amendments to dwelling approved under PA 12/00355/B) Site Address: Ashdowne House Ballavale Road Santon Isle Of Man IM4 1EH Case Officer : Miss S E Corlett Site Visit: 19.08.2015 Expected Decision Level: Planning Committee
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE
1.1 The site is the residential curtilage of a developing house situated on the western side of Ballavale Road which links the Old and New Castletown Roads close to Santon Railway Station. Planning approval was granted under PA 12/00355/B for the details of the replacement dwelling which is a substantial modern property with integral "living wall" vegetation. The building is constructed in basic form and the external detailing is currently being applied. The existing site access is wider than that which will eventually form the access to the site from Ballavale Road and as such the building will eventually be less visible than it is currently. THE PROPOSAL - 2.1 Now proposed are alterations to the approved scheme. The alterations do not concern the overall position, height, design or mass of the building but are responding to requests by the applicant to changes of detail which have arisen as the dwelling is being constructed. The changes are:
marginal changes to the shape of the footprint at the north western side (less than 1m difference to the approved scheme) changes to the detailing of the stone window architraves from a floral design to Celtic knotwork which is a conscious effort to link Manx heritage to the building the entrance canopy has been modified and reduced in scale and size (front elevation facing Ballavale Road) the solid bronze elements of the windows has been made more plain (front elevation) the glazing in the entrance projection has been increased and the overall height of the entrance projection slightly reduced (front elevation) the rear elevation is now marginally taller but partly dug into the site so the overall height increase is around 200mm the rear elevation now has a heavy copper tiled canopy across the level of the first floor level and a long Japanese granite boulder wall introduced at right angles to the rear elevation the windows in the rear elevation have become less vernacular in appearance and have more subsidiary glazing elements to tie in to the Japanese theme of the garden
a new walled garden has been introduced to the rear of the building on the northern elevation the fenestration has changed to two tall vertical elements and the single storey extension more varied in terms of wall height the southern gable of the house will now be completely finished in "living wall" treatment with the lower ground floor area entirely glazed and the ground floor windows omitted
3.1 The site lies within an area of open space not designated for a particular purpose and also of High Landscape Value and Scenic Significance on The Isle of Man Planning Scheme (Development Plan) Order 1982. As planning approval has already been granted for the dwelling, the relevant consideration is whether the proposed changes adversely affect the impact of the approved scheme on the surrounding area. PLANNING HISTORY - 4.1 As stated above, planning approval was granted for the erection of a replacement dwelling under PA 12/00355/B. Overall, it was concluded in that case that the planning application recognises the issues that resulted in the refusal of the two previous planning applications and addresses these through a high quality innovative design that suitably limits the visual impact of a larger dwelling on the application site, thereby according with the provisions of Housing Policy 14 as larger replacement dwelling within the countryside.
4.2 Since then planning approval has been granted for and work has commenced upon a four application proposal to create a botanical garden (PAs 13/00830/B, 13/00831/B, 13/00832/B and 13/00834/B). The part of that scheme closest to the application property intends to create a water cascade which feeds the lower ground floor swimming pool and the creation of a Japanese garden whose influence has been carried on into the rear garden of the dwelling. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services indicate that they do not oppose the application (18.08.15).
5.2 Department of Environment, Food and Agriculture Fisheries comment that they provided comment and advice in earlier applications for the initial construction of this development 12/00355/B. The amendments in the current application do not present any further concern in terms of impact on fish populations (19.08.15).
ASSESSMENT 6.1 As stated above, the critical issue is whether the proposed changes significantly alter the character and impact of the scheme which was approved initially and whether, if what is now proposed was shown originally, would the Planning Committee have still approved the application.
6.2 The changes will be barely noticeable compared with what has approval, from a public perspective due to the existing and proposed landscaping and the topography of the site in relation to the road, the road to the railway line and the railway line itself. In any case the proposed changes do not materially or adversely change the appearance or impact of the dwelling. Whilst there is more in the way of built structures and elements in the rear area, notably the introduction of a long section of wall, these are part of the landscaping of the rear garden rather than part of the main building itself and are considered little more than garden features. The change in fenestration to a more Japanese feel is considered to be appropriate given the landscaping theme and that the rear elevation is not generally public visible. The changes to the bronze elements of the windows and the design of the architrave are not considered to be inappropriate or unacceptable.
6.3 Overall the building project is still considered to be an exciting and well designed scheme which will add interest to the streetscene where it can be seen and otherwise will not have any adverse impact and the proposed changes are recommended for approval. PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 08.09.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
This approval relates to drawings P001A, P101A, P102A, P103A, P104, P105, P301.S1, P301.S2, P302A, P303A, P701B, X001A, X002 and the fencing detailing, all received on 5th August, 2015.
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 : APPROVED Committee Meeting Date:…21.09.2015 Signed : C Balmer Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph). Signatory to delete as appropriate YES/NO
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