Loading document...
The application site represents the curtilage of Ballachrink Farm, Richmond Hill, Braddan. The site is located at the end of a single track lane which is accessed from Richmond Hill.
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Plan.
Within the adopted Isle of Man Strategic Plan, the following policies are considered relevant in the assessment and determination of this application:
General Policy 3, which states:
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Housing Policy 12, which states:
"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:
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."
In order to calculate any increases in floor space/ floor area, the definition as set out within Appendix 1 of the Strategic Plan will be applied. This states:
"Where there are references to "floor space" and "floor area", the space or area in question should be measured externally, and should not include attics or outbuildings."
The following previous planning applications are considered relevant in the assessment and determination of this application:
PA 97/01494/B sought permission for the erection of a conservatory. This was permitted 16th January 1998.
PA 01/02168/B sought permission for the extension to the dwelling and the erection of a double garage with additional living accommodation/office above to replace existing outbuildings. This was permitted 21st August 2001.
PA 06/00008/A sought approval in principle to demolish the existing outbuildings and erect a two storey building as ancillary accommodation to the existing dwelling. This application was refused at appeal with the reason for refusal stating:
"The planning application, which effectively constitutes the erection of a new dwelling, is deemed unacceptable by reason that:
a) the proposed development is contrary to the zoning of the application site under Braddan Parish District Local Plan map no. 3 (South), which designates the application site as being outside of an area designated for residential development;
b) the proposed development is contrary to Policy 5.8 of Planning Circular 6/91; and
c) the proposed development is contrary to the provisions of Planning Circular 1/88 (Revised) – Residential Development – Houses in the Countryside, which sets out a general presumption against new residential development in the countryside."
The Department of Transport Highways Division does not oppose this application.
Braddan Parish Commissioners object to this application. Their reasons for objection may be summarised as concerns that the proposal would not comply with Strategic Policy 1 and Housing Policies 11 to 14 of the Isle of Man Strategic Plan.
The Isle of Man Fire and Rescue Service attaches a note relating to the installation of smoke detectors. The Manx Electricity Authority requests that the applicant contact them should the application be approved. Isle of Man Natural History and Antiquarian Society expresses an interest in this application. The Society for the Preservation of the Manx Countryside and Environment has commented that it is displeased with this proposal.
The owner/occupier of Seacliffe, Old Castletown Road, Ballaveare, Braddan comments on this application questioning the justification for the demolition of the existing dwelling with a new dwelling.
This application seeks approval for the demolition of the existing dwelling and two outbuildings and the erection of a replacement dwelling with detached garage. Also proposed is a new drive way and access and a change of use of part of the field behind the site from to form part of the residential curtilage of the new dwelling.
The application includes information relating to previously approved developments on the site including a two storey double garage and an extension to the existing dwelling. It is stated that these developments have not been carried out.
The existing dwelling has an approximate floor area (measured externally) of 264 square metres. The proposed replacement dwelling has an approximate floor area of 463 square metres. This represents an increase in floor area of approximately 75%. The replacement dwelling would be approximately 2 metres taller than the existing building and would be sited approximately 17 metres to the south of the existing dwelling's footprint. To the immediate north west of the proposed dwelling, a single storey garage is proposed providing parking for three vehicles.
The proposed driveway would run through an area of existing tree planting which the applicant has indicated is overgrown requiring the removal of damaged trees and scrub and the introduction of new tree planting.
The existing residential curtilage is proposed to be increased to the south which would result in a dwelling set in substantial grounds.
It is considered that the principle of replacing the existing dwelling is acceptable as the proposal would accord with the provisions of Housing Policy 12 in that the existing dwelling has not been abandoned and is not of architectural or historic interest so as to warrant its retention.
With the principle of replacing the existing dwelling established, the issues that remain to be considered specifically relate to the size, siting and design of the proposed replacement dwelling. Housing Policy 14 states that where a replacement dwelling is acceptable its floor area should increase by no more than 50% over that of the existing dwelling. The proposed replacement dwelling would be 75% larger than the existing dwelling and as such would not accord with Housing Policy 14 in this respect. However it is considered that there are other considerations that are relevant in this particular case. The application includes the demolition of two existing outbuildings which are not of any architectural or historic value that would warrant their retention or conversion to another use. Whilst Housing Policy 14 does not make provision for incorporating the floor space of outbuildings into calculations of floor area increases, it is considered that part (c) of General Policy 3 is a relevant consideration. This states that:
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
It is considered that this provides some justification for a larger replacement dwelling in return for the removal of existing buildings which do not enhance the surrounding landscape recognised as being of High Landscape Value and Scenic Significance. It is also relevant to note that the existing dwelling
could be extended by up to 50% in accordance with Housing Policy 15 of the Strategic Plan which would result in a floor area of up to approximately 396 square metres.
In terms of design, the proposed replacement dwelling is more ornate than the existing house which is a relatively modestly styled double fronted property. The front elevation would have a symmetrical façade giving balanced proportions, albeit at a larger scale than the existing property. When assessed against the provisions of planning Circular 3/91, the design has certain aspects which accord with the guidance such as vertically proportioned windows and the double fronted principal elevation. The hipped roof is not a characteristic associated with more traditional rural Manx dwellings although this does reduce the massing of the building. Overall, whilst not representing a design that is strictly compliant with the more simple style of a typical Manx cottage, the proposed dwelling would introduce elements of a larger property set in its own grounds as advocated by Planning Circular 3/91.
It is considered that the resiting of the dwelling would not adversely affect the surrounding landscape, principally as the site is well screened by existing mature planting. The combined impact of removing the existing outbuildings and dwelling and reconfiguring the site layout would, it is considered result in less visual impact. The extension of the residential curtilage of the property can be adequately controlled through the attachment of a condition to suspend the permitted development of the site. The proposed garage would be of an acceptable design and scale which would not lend itself to any other use. Its siting close to the replacement dwelling would reduce any associated visual impact.
For the reasons set out above it is considered that whilst this proposal would represent a departure from established policy, most notably Housing Policy 14 by virtue of the increase in floor area over the existing dwelling, other considerations are sufficient to justify planning approval.
It is recommended that the application be approved.
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:
Accordingly the following parties are not granted Interested Party Status:
Recommended Decision: Permitted
Date of Recommendation: 28.02.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 demolition of the existing dwelling, outbuildings and garages and the erection of a replacement dwelling with detached garage, the formation of a new drive access and change of use of part of field into residential curtilage as shown by the plans SM07/119/2, SM07/119/3, SM07/119/4, SM07/119/5 and Photographs of Woodland submitted and date stamped 12th December 2007.
C 3. Within 2 months of the completion of the new access and track, the existing access and track must be blocked up through the laying of a Manx hedge to match the existing boundary hedge to the north east.
C 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
C 5. No development may commence until there has been approved by the Planning Authority a scheme of landscaping which includes indications of all existing trees and hedges within the site and details of any to be retained together with measures for their protection during the course of construction.
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 6. Within 3 months of occupation of the approved replacement dwelling, the existing dwelling must be demolished.
C 7. Prior to the occupation of the approved replacement dwelling, a Manx sod hedge must be created to separate the approved residential curtilage and Field 522380 as indicated by the Location Plan (Drawing No. SM07/119/4) submitted and date stamped 12th December 2007.
N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
N 2.
The applicant is advised to consult with the Manx Electricity Authority Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Decision Made : Approved... Committee Meeting Date : 6.3.2008
Copyright in submitted documents remains with their authors. Request removal
View as Markdown