Planning Officer Report

Planning Report And Recommendations {{table:179736}} ### Site The dwelling Ballachrink Croft, Ballacorey Road, Bride, is an unoccupied, two storey detached property which is located on the southern side of the Ballacorey Road and south of Bride Village. To the east of the application site is the residential property of Phoenix. To the south and west of the application site are agricultural fields. ### Land Use Zoning / Policy The property has been zoned within the Isle of Man Development Plan Order 1982 as being within an area not zoned for development. - Isle of Man Planning Scheme (Development Plan) Order 1982 - The Isle of Man Strategic Plan (20th June 2007) – General Policy 3, Housing Policy 12, 13, 14 & 15 ## Planning History Erection of a dwelling to replace existing cottage (06/01375/B) - APPROVED Erection of a dwelling to replace existing cottage (06/00114/B) – refused on the grounds:- 1. The proposed dwelling would represent a significant increase in size and volume compared to the existing dwelling contrary to the provisions of Planning Circulars 3/91 and 1/88 leading to a large and intrusive form of development within the countryside. 2. The access as shown on drawing number 06/05/01 does not address the issue of sightlines on the highway which is contrary to the interest of highway safety. 3. No details have been submitted on how the visibility splay for the access would impact on an existing landscaping strip running along the front boundary of the application site with the public highway of Ballacorey Road, which could lead to the potential loss of trees and hedge cover to the detriment of the visual amenities of the locality. Erection of a dwelling to replace existing cottage (02/01804/B) – refused on the grounds:- 1. The proposed dwelling would represent a significant increase in size and volume compared to the existing dwelling contrary to the provisions of Planning Circulars 3/91 and 1/88 leading to a large and intrusive form of development within the countryside. 2. The access as shown on drawing no. RM/02/24/03 does not address the issue of sight lines onto the highway, contrary to the interests of highway safety. ## Proposal The application proposes alterations to and erection of a link between approved dwelling and garage. ## Representations The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. The Authority has received no privately written representations objecting to the application. ## Assessment / recommendation The principle of developing the site has been established in the previous approved application. Presently work on the site has not commenced, and the existing dwelling still remains. I therefore consider this submission should not be considered as extensions but an alteration to the proposed approved house type, a point which is indicated within Housing Policy 15 which relates to extensions to dwellings in the countryside which states "the extension or alteration of existing traditionally styled properties in the countryside...". The proposed alterations are not part of an existing building. Because of this Housing Policy 14 needs consideration with regard to the application, this policy states that 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). The existing property had a floor area of approximately 200m sq, the approved dwelling (06/01375/B) has a floor area of 288m sq, this submission, the dwelling would have a floor are of 448m sq (All floor area measurements exclude the ground floor garage). Due to the relevant planning policy and because of the size of the proposed dwelling/alterations, the proposal would be almost 150% greater in floor area than the existing dwelling and therefore clearly contravene Housing Policy 14. In terms of design and appearance the proposal in my opinion has been designed in accordance with Housing Policy 14 which states that generally the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91. ### Recommendation However, due to the proposal being contrary to the Isle of Man Strategic Plan Housing Policy 14, I consider the proposal would be inappropriate in this location and therefore my recommendation is for a refusal. ### Part Status I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Bride Parish Commissioners - Department of Transport Highways Division I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: - Manx Electricity Authority ### Recommendation Recommended Decision: Refused Date of Recommendation: 30.10.2007

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

R 1.

Whilst the principle of replacing the building with a dwelling is considered to be acceptable, the floor area of the proposed dwelling would represent a substantial increase from that of the existing structure and therefore contrary to Housing Policy 14 of the adopted Isle of Man Strategic Plan.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Refused Date : ...

Signed : ...

M. I. McCauley Director of Planning and Building Control

30 October 2007

Planning Officer Report

Source & Provenance