12 January 2010
Close Leece Farm, Patrick Road, St. Johns, Isle Of Man, IM4 3br
The proposal involved demolishing the existing farmhouse and outbuildings at Close Leece Farm and building a new replacement dwelling higher up in field 330418, repositioned for better solar access and to fit within the landscape behind existing tree boundaries.
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Housing Policy 12
Policy 12(b) states replacement dwellings generally permitted unless existing has architectural or historic interest and is capable of renovation. Officer concern was that Close Leece had merit and should be retained, potentially overriding replacement premise. Architect argued building past its sell-by date and replacement would improve countryside character per clause 8.11.1.
Planning Circular 3/91 'Guide to the Design of Residential Development in the Countryside'
Guide provides examples of vernacular architecture and elements for rural buildings. Parish and Clark objected design not in accordance with policies 1-8 on proportions, materials, form, palette, traditional forms, chimneys, rural response, and Georgian pretensions. Architect rebutted point-by-point claiming compliance via traditional proportions, simple materials, contour use, narrow form, limited palette, modern take on traditions, level changes, and tree retention.
Housing Policy 14
Limits curtilage extension to 50% rule. Proposal stayed within limit but extended into agricultural land, drawing objection as undeclared change of use. Comparative drawings P101-P103 provided to demonstrate compliance.
Do not oppose has no traffic management, parking or road safety implications
no further comment
Patrick Parish Commissioners initially objected to the design and scale but later raised no objection with conditions for tree screening; Highways Division had no objection; Shee Oil objected on tree removal, countryside impact, and privacy grounds; G A Clark objected to curtilage extension and design.
Key concern: Design not in keeping with the area and contravenes Tree Preservation Act 1993
Patrick Parish Commissioners
ObjectionThe Commissioners earnestly hope that the Planning Committee refuse the Application
Patrick Parish Commissioners
Conditional No Objectionno objection is raised to the design; It is noted that the Applicant intends to use the stone from the existing building in constructing the new house. This recycling is applauded, but the Commissioners have no view on whether the existing farmhouse and buildings should be demolished as part of any Planning Conditions. Should it not be a requirement that they be demolished however, the Commissioners will submit that any rebuilding or repairs to these buildings should respect the current design and outline entirely
Conditions requested: The Commissioners consider that it should be a Condition of any Approval that the tree screening be maintained in perpetuity and reinforced by the additional planting suggested by the Applicant in her presentation; The Commissioners consider that the Applicant should consult the Forestry Division for advice on managing the woodland areas with particular regard to the species of tree planted in front of the house
Patrick Parish Commissioners
No Commentit was resolved to make no further comment
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
G A Clark
ObjectionThis should at least be advertised
