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The site represents the curtilage of an existing dwelling which sits on the eastern side of the A27 highway which runs from Patrick village to Glen Maye. The site has to its north an existing dwelling - 1, Ballacallin Cottages which is close but not attached to the application property. The site extends to the south of the existing cottage having mature trees to its southern and eastern boundaries along with some trees on the roadside boundary. The existing dwelling is set back a short distance from the road and has a generally run down appearance. The site slopes from west to east.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as an Area of High Landscape or Coastal Value and Scenic Significance. Within the adopted Isle of Man Strategic Plan 2007, the following policy is considered relevant in the assessment of this application:
Housing Policy 14, which states:
"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."
No applications have been submitted in respect of this site. However, the following applications have been submitted in respect of 1, Ballacallin Cottages:
The Department of Transport Highways Division objected to this application. Their reasons for objection were based on the submitted plans failing to demonstrate that the required visibility splays could be achieved for the new access to the site. The applicant was requested to submit a plan to overcome this objection. The Department of Transport Highways Division’s objection remains in place as the submitted plan does not show whether forward visibility can be achieved over the existing boundary walls. The applicant’s agent was requested to submit a plan to resolve this issue 29th May 2008 (see letter on file) however no plan has been received.
Patrick Parish Commissioners originally indicated concerns that the submitted plans did not contain sufficient information in respect of the earlier approval in principle application. They specifically commented on the size of the proposed dwelling and the lack of detail shown in relation to the proposed access to the site. Following the submission of additional information, the Commissioners indicated that they remain concerned that the plans are not clear.
The Isle of Man Fire and Rescue Service attaches a note to any subsequent approval.
The principle of replacing the existing dwelling has been established and accepted through the granting of approval for planning application 07/01542/B. In considering the principle of replacing the existing cottage, it was judged that the replacement of the dwelling may afford more privacy and amenity for the occupants of the property alongside in 1, Ballacallin Cottages and the dwelling, if rebuilt within the field and further from the road would be lower and have arguably a reduced visual impact.
However, whilst the principle of replacement and the re-siting of the new dwelling further into the field were accepted, concerns were raised in relation to the size and general appearance of the new building as shown in the submitted plans of the approval in principle application. The existing
dwelling has a footprint of approximately 10m by 5.5m which is a traditional footprint as set out in Planning Circular 3/91 - A Guide to the Design of New Houses in the Countryside. The footprint of the new building as shown in the submitted plans was 8m by 14m with a side extension, some of which represented attached garaging, which cumulatively resulted in a footprint that was approximately 170% larger than the footprint of the existing cottage - i.e. more than twice the size. The proportions of the proposed new dwelling were considered to represent a more grandiose dwelling than the simple and modest cottage which exists on site. It was considered that such a replacement would create quite a different impact from that of the existing dwelling. As such whilst the re-siting of a new replacement dwelling was accepted, it was on condition that the design and size of the replacement were such that there would not be an unacceptable increased impact upon the surrounding area.
In response to these concerns relating to the design of any replacement dwelling, conditions were attached to the approval in principle to ensure that any replacement dwelling is of an appropriate size, character and design, comparable with the existing building. Particular emphasis was placed on the consideration of the length of frontage of any new dwelling to ensure that it is comparable with the existing cottage. Condition of the approval in principle (07/01542/B) stated:
"Notwithstanding the size and appearance of dwelling shown in the submitted plan, the new dwelling must be designed as a modest, traditional farmhouse, comparable in size and character to the existing, with a principal frontage not exceeding 11m and an overall footprint not exceeding 150% of the size of the existing cottage (for the avoidance of doubt, that is, the size of the existing footprint plus up to 50% of additional ground floor area). It is recommended that in order to maintain the traditional character and appearance of the new property, any garaging should not be attached to the main house."
This application proposes a full detailed scheme and as such does not follow on directly from the approval in principle. Accordingly the application will be considered in full with the principle of replacing and resiting the existing dwelling being revisited and assessed.
It is considered that the principle of replacing the existing cottage remains acceptable. The re-siting of a new dwelling is also considered to be reasonable given the likely improvements to the residential amenity of the adjacent property. However whilst the principle of re-siting the dwelling is acceptable, it is considered that any replacement dwelling should be comparable with the existing dwelling in terms of its impact.
The main issue to be considered is the size and design of the proposed replacement dwelling. It is considered that the issues raised in the approval in principle application remain pertinent. The application includes basic floor plans of the existing dwelling which allow measurements of the existing floor area of the building. The slope of the land has resulted in the existing dwelling having a lower ground floor with a door and window to the rear elevation. However this additional floor area is not recognisable from the road side elevation from where the cottage is viewed as a modest two storey building. It is also not clear from the plans as to how much of this lower ground floor area is useable floor space. The floor area of the existing dwelling, inclusive of the lower ground floor area measured externally, is approximately 156.75 sq.m. The proposed dwelling would have an approximate total floor area (measured externally) of 226.5 sq.m, a percentage increase of 44.5% over the existing dwelling. It is considered that the perceived additional impact of the proposed replacement dwelling would be significantly greater than this figure suggests given that the lower ground floor of the existing dwelling is not visible from the roadside (principal) elevation.
The footprint of the existing dwelling is approximately 52.25 sq.m (5.5m by 9.5m) whilst the proposed dwelling would have a footprint of 112 sq.m (14 m by 8 m) which is an increase of approximately 114%. This demonstrates the concerns raised in the assessment of the approval in principle application with regard to additional impact, particularly in terms of the increase in the length of the front façade over the existing dwelling.
Whilst the proposed replacement dwelling would accord with Housing Policy 14 in terms of floor area, the additional impact of the proposed dwelling would, it is considered have a detrimental impact upon the surrounding area. The approval in principle application concluded that the re-siting of the dwelling further into the undeveloped site was acceptable but that the proportions of the then proposed replacement dwelling would have an unacceptable adverse impact upon the surrounding area. Whilst the dwelling now proposed in detail differs from that shown by the approval in principle application, the main part of the dwelling remains similar with a long front facade significantly larger than that of the existing property. It is considered that this would result in an unacceptable increased impact over that of the existing dwelling. The principle of re-siting the dwelling hinges on the design of the replacement dwelling proposed and as such any proposal for a replacement of the existing dwelling should be comparable in terms of frontage length to the existing dwelling.
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:
The Department of Transport Highways Division. Patrick Parish Commissioners.
Accordingly the following parties are not granted Interested Party Status:
The Isle of Man Fire and Rescue Service.
Recommended Decision: Refused
Date of Recommendation: 25.06.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
Whilst the proposed replacement dwelling would comply with Housing Policy 14 of the Isle of Man Strategic Plan with regard to the increase in floor area, the re-siting of the dwelling, the principle of which was established by Planning Application 07/01542/B, was only accepted on the strict condition that any replacement dwelling be comparable in terms of frontage length with the existing dwelling. The proposed dwelling would have a substantially longer front elevation than the existing cottage which would result in an unacceptable increased impact upon the surrounding area.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Refused Date : 17.1.08
Signed : _________________________ Mrs F Mullen Senior Planning Officer
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