Officer Report April 2005

Planning Report And Recommendations {{table:99797}} {{table:99798}} {{table:99799}} {{table:99800}} {{table:99801}} {{table:99802}} ### Considerations ### Written Representations We have received no private representations for this application. ### Consultations ### Policy

Officer's Report

The site represents the curtilage of an existing dwelling situated to the south east of the Castletown Road. Access from the A5 is via a rough and partly made up road passing the entrance to Knock Froy scramble track and a small number of other residential properties.

The existing house was once a traditional, vernacular property which has been altered and extended over time such that it is unattractive. Proposed is the demolition of the existing dwelling together with

existing outbuildings of various sizes, providing one building mass concentrating on a central two storey block of simple and traditional form with two annexe. I did recommend that the annexe should not be symmetrical as it appears a little contrived but the applicant has opted for this. The resultant increase in floor area is less than 50% although the new development has an increased impact as it is all grouped together rather than being spread out over the site.

Also proposed is the creation of a new access to the property. Presently the house is accessed via the drive serving "High Bank". This is long and has limited passing places and whilst only serving two properties must be inconvenient. Mr. Bleasdale's concern about new tracks criss-crossing our countryside is generally supported but in this case is unfounded as the two tracks are parallel to each other.

The property is presently visible, if one looks in this direction from the Castletown Road and the replacement will be as well although what will be seen is not unattractive.

Recommendation

Recommended Decision : Permitted

Date of Recommendation : 15.03.2005

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the erection of a replacement dwelling as shown in drawings WL/04/930/1 and /2 and the location plan all received on 7th December, 2004.

C 3. The applicant is recommended to consult the Fire Prevention Officer with respect to the provision of fire fighting water supplies and access for emergency vehicles.

C 4. No approval is hereby approved to the definitio of the residential curtilage as shown as the area edged red on the submitted plans. The residential curtilage shall be only that area immediately surrounding the dwelling as shown in drawing WL/04/930/2.

C 5. The new access shall be formed as shown in the location plan. However this must have a traditional Manx hedge on the side facing field 510461 and not a post and wire fence as annotated on the plans.

C 6.

Prior to the commencement of any works on the proposed access, a more detailed plan must be approved by the Planning Authority showing the proposed junction with the lane, alongside "Green Hedges" together with any gates and pillars. Such features must be modest in scale and design and appropriate to their rural location.

C 7.

Prior to the construction of the access, details of the material to be used in the surfacing of the access must be approved by the Planning Authority. The Planning Committee would prefer the access to be as natural as possible rather than the use of urban materials such as concrete, tarmacadam or block paviors.

Decision Made : ... Committee Meeting Date : ...