Loading document...
The application site forms the dwelling and curtilage of Clybane Farmhouse and land to the west and south of the site leading to the Cooil Road.
The site is located within an area zoned as High Landscape value and Scenic Significance in the 1982 Development Plan Order in addition, the site is identified as an area zoned as Open Space (Agriculture) in the adopted Braddan Plan, Planning Circular 6/91. Within the adopted isleof Man Strategic Plan, the application is to be considered against the following policies:
Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
In addition, Housing Policies 12 and 14 are considered relevant:
Policy 12: "The replacement of an existing dwelling in the countryside will generally be permitted unless:
In assessing whether a property has lost its habitable status by abandonment, regard will be had to the following criteria:
Policy 14: "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 50% greater than that of the original building (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."
The following previous application is considered to be relevant in the consideration of this application:
PA 06/01120/A – Approval in principle to demolish existing dwelling and outbuildings and erection of a replacement dwelling on field 521803, Clybane Farm, Cooil Road, Braddan. Refused initially 31st August 20089, refused at Appeal 2nd January 2007.
The application seeks approval to demolish the existing farmhouse at Clybane Farm and construct a replacement in fields 524189, 521765, 524188 and 524847 which are sited to the west and south of the existing dwelling. The proposed replacement dwelling is indicated as having a footprint that would be approximately 70% larger than the existing dwelling which it is proposed to replace (an approximate measurement has been given as no plans have been submitted in relation to the existing dwelling.)
The dwelling would be sited to the south west of the existing dwelling, at a distance of some 125m. The proposed dwelling would be three storey, with pitched roof and dormers to the front and rear elevation, sliding sash windows and Manx stone facing to the triple garage, over which ancillary self-contained accommodation is proposed. The design of the dwelling is identical to that submitted as part of PA 07/00453 which was refused on 19th July 2007, at Cooildharry, Ballaleigh Road, Kirk Michael.
Access to the site would be via a new access, 70m west of the existing access which is adjacent to Vicarage Road with a gravel driveway leading to the dwelling. The submitted plans indicate the filling in of an existing pond and the creation of a new pond to the south of the proposed dwelling.
A Klargester sewage treatment package plant is indicated as being sited within the front garden area.
Braddan Parish Commissioners object to the proposal on the grounds that the proposed replacement dwelling would be situated on land not zoned for residential development. Furthermore, they consider that there is no reason to demolish the existing farmhouse as the areas farming capabilities would be affected. Mr Geoffrey Clark of 33 Ballaquark, Douglas objects to the proposal on the grounds that the proposal is contrary to Planning Circular 1/88, 3/91 and 3/88.
The Department of Transport Highways Division do not oppose the application and the Department of Agriculture, Fisheries and Forestry comment that there may be bats present in the existing dwelling and if planning approval is granted, a survey would be necessary as the field in which it is proposed to site the replacement dwelling may contain frogs. The Department of Agriculture, Fisheries and
Forestry Inland Fisheries Development Manager raises concern regarding the loss of ponds on the site.
The occupiers of Glebe Cottage, Cooill, Braddan object to the proposal on the grounds that the existing dwelling is substantial and should be retained and with regard to the siting, the area is zoned as agricultural land in the Braddan Plan, the new entrance would be on a bend and the existing entrance is sufficient.
Mr Jessop of Seacliffe, Old Castletown Road, Braddan objects to the application as the proposal is not justified. The occupier of Little Ballabunt, Cooil raises concerns regarding an existing right of way.
The previous application (PA 06/01120 refers) sought approval to demolish Clybane Farm House and erect a replacement dwelling in Field 521803. At the time of that decision, the Inspector concluded: Paragraph 20. "...the relevant policy in the emerging IOM Strategic Plan indicates that they should be sited generally on the footprint of the existing dwelling unless changes of siting or size would result in an overall environmental improvement. In this case, the removal of the existing Georgian mansion set in a mature site well back from the road and its replacement with a modern dwelling site prominently in a road frontage field several hundred metres away would contravene the emerging strategic policy and have a seriously injurious impact on the visual quality and character of the countryside."
That appeal was dismissed and the application refused for the following reason:
"By reason of the prominent location in a roadside field, the removal of the roadside bank and the hedgerow vegetation for sight splays, and its distance from the dwelling to be replaced, it is considered that the proposed replacement dwelling would be contrary to Housing Policy 14 in the emerging Isle of Man Strategic Plan and would be inimical to the visual quality and rural character of this section of the Cooil Road, which boarders onto an Area of High Landscape and Scenic Significance."
Housing Policy 14 refers to the siting and size of replacement dwellings. With regard to the siting, the replacement dwelling would be sited some 125m south west of the existing dwelling and would not therefore comply with the policy which requires "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 50% greater than that of the original building". The existing period dwelling is siting some distance from the road and whilst the applicant submits that the environment of future occupiers would be improved by relocating the dwelling away from farm buildings, it is considered that the residential amenity for occupiers at the present location would not be so adversely affected by the location of the farm buildings as to warrant a re-siting of the dwelling to such a degree.
Floor plans of the existing dwelling have not been submitted with the application; however it is accepted that Clybane Farm House is a substantial property, and based on footprint alone, the proposed dwelling would equate to a 70% increase in area. The increase in floor area would therefore be contrary to the provisions of Housing Policy 14.
The policy states further that "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." It is considered that the existing dwelling does not constitute a dwelling of "poor form" and whilst not considered of registerable quality, is an attractive period residence, set in grounds reflecting its status as a Victorian dwelling with Georgian influence.
It is therefore considered that the siting of the proposed dwelling would be contrary to the provisions of Housing Policy 14.
With regard to the design, the applicants state that the property is identical in scale, form and design as that considered under PA 07/00453, which was refused on 19th July 2007 for the following reason:
“1. Whilst replacement of the dwelling is considered to be acceptable in principle, it is considered that the proposal, by reasons of its design, is contrary to Housing Policy 14 of the Isle of Man Strategic Plan.”
The dwelling would be two storeys with accommodation in the roof, and stone facing to the garaging area which would accommodate a self contained unit at first floor level. The property has not been designed in accordance with Planning Circular 3/91 but rather takes designs influences and styles from a number of periods. The resulting dwelling is therefore considered to be contrary to Housing Policy 14, and would result in the loss of a dwelling of some character with a large dwelling of pseudo traditional design and one which would have more visual impact.
With regard to the visual impact, the dwelling would be sited on land that gently rises from Cooil Road, and whilst planting and landscaping is proposed, the dwelling would be more visually prominent within the landscape than the existing that is set within a mature environment, only visible in wider landscape views. The new access, it is considered would not be overly prominent or visible and it is therefore considered that the access overcomes the previous Inspectors concerns regarding this aspect.
Within the applicant’s statement, reference is made to the recent Treasury policy to attract high net worth individuals to the Island and that this dwelling would meet a need for such dwellings. There is currently no policy with the recently adopted Isle of Man Strategic Plan in relation to this strategy, however, there are areas, zoned and not yet developed on the Island for Low Density Housing in Parkland, the policy in relation to which specifically states that properties must be substantial and set within grounds of at least 1 acre.
It is recommended that the application be refused.
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:
Braddan Parish Commissioners Department of Transport Highways Division Department of Agriculture Fisheries and Forestry Mr & Mrs Newton, Glebe Cottage, Cooil, Braddan
Accordingly the following parties are not granted Interested Party Status:
Mr G A Clark, 33 Ballaquark, Douglas Mr A Jessop, Seacliffe, Port Soderick. Mr H Creer, Little Ballabunt, Cooil, Braddan Chief Fire Officer Isle of Man Water Authority MEA
Recommended Decision: Refused
Date of Recommendation: 06.08.2007
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1. Whilst the replacement of the dwelling is ~~considered to be acceptable in principle~~, it is considered that the proposal, by reason if its size and siting is contrary to Housing Policy 14 of the adopted Isle of Man Strategic Plan.
R 2. The proposal does not represent the replacement of an existing dwelling of poor form with one of more traditional character, but rather the loss of a dwelling of some character with a large dwelling of pseudo traditional design and one which would have more visual impact, contrary to the provisions of Housing Policy 14.
Decision Made: ... Committee Meeting Date: ...
Copyright in submitted documents remains with their authors. Request removal
View as Markdown