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Applicant: Trevor And Sue McCullough Proposal Erection of a replacement dwelling Site Address Knock-E-Loughan Cottage Oatlands Road Santon Isle Of Man IM4 1ED Case Officer : Miss Lucy Kinrade Site Visit: Expected Decision Level Planning Committee Recommended Decision: Permitted Date of Recommendation 26.10.2020
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality.
This application has been recommended for approval for the following reason. The proposal complies with Housing Policy 12 and although over the 50% threshold the proposal is considered to be of suitable and acceptable design as have no adverse visual impact on the countryside or Area of High Landscape Value in line with Housing Policy 14 and Environment Policies 1 and 2.
Plans/Drawings/Information; This approval relates to drawing numbers 198/001 198/020, 198/021, 198/022 and 198/023, 3 x CGI visuals and architects design statement, Manx Roots drawing numbers TP-7720, TR7720, TS-7720 and MP-7720D and Manx Roots documents titled 'Client and Developer Guidance', 'Arboricultural Impact Assessment', 'Arboricultural Method Statement and Tree Protection Plan' and 'Mitigation Planting Plan', all drawings and documents are date stamped and received 15/07/2020.
_______________________________________________________________ Interested Person Status – Additional Persons None
________________________________________________________________ Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED CONTRARY TO HOUSING POLICIES OF THE STRATEGIC PLAN AND IS RECOMMENDED FOR APPROVAL
1.0 THE APPLICATION SITE - 1.1 The application site relates to a 0.4acre plot comprising an existing dwelling sitting on the north eastern side of the Oatlands Road connecting the New Castletown Road to the Old Castletown Road in Santon.
1.2 Knock-e-Loughan is not a dwelling of traditional Manx vernacular and it does not exhibit any particular architectural merit, although it does encompass the use of traditional materials such as slate pitched roofs and white painted render walls. The building is mostly one and half storey but has additional single storey extensions of varying size and height on either gable end, the solid to void ratios are typical of an older traditional building and there are two chimney stacks (one on the eastern gable and the other central to the rear roof slope). - 1.3 The dwelling sits approx. 9m from the main road and beyond existing sod hedging and a tree lined boundary. There is no off road parking for the dwelling. Vehicles associated with the dwelling currently park on the highway and highway grass verge where access is provided through a pedestrian gate only.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the erection of a replacement dwelling on a one for one basis. - 2.2 The Planning Statement is clear that the existing house is habitable but not of architectural or historic interest as covered in Housing Policy 12 and that the design of the scheme has evolved from discussions with Planning Officers and the requirements of Housing Policy 14 as well as the clients' personal tastes. It acknowledges that the proposal is not 'traditional' when judged against Planning Circular 3/91, but has taken into consideration the wider context of the site in order to best maximise sustainability through passive heating and lighting which would be limited if they progressed with a design following the principles of PC 3/91, and they have sought to include reference to traditional materials commonly found throughout rural Manx. It's believed that as the existing house is not traditional it does not set a precedent or need for a traditional house to replace it. The applicant has sought for the house to be designed as a single entity to mitigate the possibility of further ad hoc extensions being added under the PDO, reference is made to the inclusion of an integral garage and space equivalent to 15sq extension and although greater than the 50% rule of thumb, the proposal now provides improved highway safety, an environmental improvement by reduced carbon emissions and no additional negative visual impacts. - 2.3 The new dwelling would be predominantly two storeys mimicking a double pitch styled dwelling. The main two storey body would have a footprint measuring 13m x 11.5m with two smaller single storey extensions on the western gables nearest the road. Set back between these two extensions is to be the main front door. The dwelling is to provide 4 en-suite bedrooms at first floor and general living accommodation across the ground floor with an integral double garage on one side. - 2.4 Slim floor to ceiling windows are proposed throughout the upper floors and larger features windows across the ground floor. The lower level is to be finished in painted render with the upper floor clad in vertical timber. The roof is to be finished in slate with the central contemporary link finished in lead. - 2.5 The proposed dwelling is to sit on the most part of the existing footprint albeit positioned further east to accommodate a proposed driveway. Access is to be created in the southern corner of the site, proposed is the creation of a 2.4m wide gated access and the formation of a sod bank hedging to define the step back from the highway. Visibility splays identified for the access are 2.4m x 120m in both directions. The creation of the access and visibility splays requires the removal of 10 trees along the roadside boundary identified on drawing number TR-7720.
3.0 PLANNING HISTORY - 3.1 The application site has been subject to two previous planning applications in the early/mid 90's, but which were granted full approval. There have been no applications since:
4.0 THE DEVELOPMENT PLAN - 4.1 The site lies within an area on the Town and Country Planning (Development Scheme) Order 1982 as not designated for any particular purpose and within an area of high landscape or coastal value and scenic significance, as such there is a general presumption against new development here as set out in General Policy 3 and Environment Policies 1 and 2 which protect the countryside for its own sake and where the protection of the rural landscape is considered to be of paramount importance. Existing dwellings which have retained their habitable status and which are not considered to be worthy of protection may be replaced if they are considered to accord with Housing Policy 12, and if the proposal can comply with HP12, then Housing Policy 14 is relevant: - 4.2 Housing Policy 12: "The replacement of an existing dwelling in the countryside will generally be permitted unless:
4.3 Housing 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."
4.4 Environment Policy 2:
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLVs) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Santon Commissioners - no objections (03/09/2020). - 5.2 Department of Infrastructure Highway Services - Do not oppose subject to condition (04/08/2020) - the proposal does not raise significant road safety or highway efficiency issues. The proposal replaces an existing inferior layby arrangement and is to have maximised visibility splays of 2.4 x 120m in each direction (no obstruction exceeding 1050mm). The proposal would retain existing pedestrian access, an integral garage provides both car parking and storage of bicycles and parking will be in excess of Strategic Plan standards. The would be no opposition subject to conditions for access, visibility splays, internal pedestrian and vehicular areas being provided in accordance with drawing no: 198/021, and an additional advisory note for a s109(A) highway Agreement to apply. - 5.3 No comments received from neighbouring properties.
6.1 The agent for the application maintains that the existing dwelling is "not of architectural or historic interest" and "of poor form". Knock-e-Loughan could be considered poor form given it is not wholly traditional in appearance although its finished materials do help towards limiting its apparentness in the wider landscape. Its loss would not be considered harmful to the Island's heritage building stock or to the character of the area, but its replacement must be carefully weighed against this rural character and against the tests of Housing Policy 14. - 6.2 The acceptability of the principle of a replacement dwelling in this location is set out in Housing Policy 14. The proposal is for a one for one replacement and in terms of siting the proposed replacement is to sit on the majority of the footprint of the existing dwelling and thus complies with this aspect of the policy. - 6.3 The expectation of Housing Policy 14 is that dwellings 'generally' be designed in line with Planning Circular 3/91, in exceptional circumstances, "permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact". HP14 also states: "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." - 6.4 The existing dwelling measures 80sq m. The proposed replacement measures 192sq m (including garage) which is an increase of 140%. The agent argues that the design includes the PDO garage and 15sq m extension so as to avoid future ad hoc extensions which could compromise the overall design. If these were to be removed the replacement would measure 142sq m which would be a 77.5% increase. Nevertheless the dwelling is in excess of the 50% threshold but the nature of this site is likely that the acceptability of the proposal will turn more on its design and consequential visual impact on the setting rather than on a strict reading of the footprint. - 6.5 The proposed replacement is self-evidently not traditional Manx vernacular and therefore the assessment must consider the extent to which it is modern and innovative and does not result in an adverse visual impact. The intention of the proposal appears to create a more contemporary approach to a traditional dwelling mimicking the general massing and pitched roof form but in a double pitch arrangement and introducing a more modern approach to fenestration and detail. In order to contribute towards its passive design the windows have been design to be larger than a typical cottage although the solid to void ratios across the elevations remain respectful to a traditional style.
6.6 The materials selected are not uncommon across the countryside and the use of render to the base and timber cladding to the upper floor is explained by the agent to create a horizontal emphasis helping sit the dwelling lower in the landscape particularly when viewed from the Old Castletown Road. The most prominent elevation is likely to be that viewed from the Oatlands Road where views from a public perspective are closest. The two projecting single storey gables along this elevation help to provide a break in the physical massing from this side and the central stack help to link the proposal back to a traditional root. The scheme includes the removal of a number of trees along this roadside elevation and their replacement with new trees, while existing roadside banking and hedging is to be maintained, views of the site are to be considerably increased in the interim and until the new trees become established. - 6.7 The removal of the trees is to help facilitate the creation of a new access for the dwelling and in achieving visibility of 2.4m x 120m in both directions. The access and creation of off road parking will improve highway safety beyond the existing arrangement where occupants and visitors currently parking along the highway, the proposals have been accepted by Highway Services. The trees to be removed are mostly category C sycamore with some category C ash while perhaps not the best quality their combined layout along the road and their maturity results in a positive visual break between the road and dwelling. There needs to be a careful judgement reached in whether the loss of the trees to facilitate suitable and safe highway access is acceptable or can be made acceptable by suitable mitigation. In this case six new Whitebeams are to be planted inside of the roadside boundary and away from the visibility splay, their eventual maturity will provide a similar visual break and overtime the street scene is likely to re-establish to a condition perhaps not so far removed from the existing. - 6.8 There appears to have been a great deal of thought given to the overall design of the scheme and dwelling. The proposal is not in strict accordance with 3/91 but have an overall appearance that clearly derives from traditional form and appearance and gives consideration to the rural context in which it sits. The proposed replacement dwelling will be recognisably larger and more visible than the dwelling it is to replace but by reason of its siting and design this visual impact is not considered to be negative or fundamentally objectionable and is to have an acceptable impact on the area of high landscape value and countryside as a whole.
7.1 For the reasons outlined within this report it is considered the proposal complies with HP14 of the Isle of Man Strategic Plan, and the resulting development would not harm the character and quality of the landscape which is arguable the most important consideration and therefore it is also considered the proposal would be acceptable and also complying with Environment Policies 1 & 2 of the Isle of Man Strategic Plan. It is recommended that the application be approved subject to necessary conditions relating to the provision of the access and visibility splays, the tree replanting scheme and the revocation of those parts of the PDO that relate to development of further extensions and separate garage structures. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 02.11.2020
Signed : S CORLETT Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Application No. : 20/00757/B Applicant : Trevor And Sue McCullough Proposal : Erection of a replacement dwelling Site Address : Knock-E-Loughan Cottage Oatlands Road Santon Isle Of Man IM4 1ED
Planning Officer : Miss Lucy Kinrade Presenting Officer Miss Sarah Corlett
The case officer clarified that the reference in the report to footprint should have been to floor area, in accordance with HP 14 and as such the corresponding change in floor area from existing and proposed was:
existing 124 sq m proposed 293 sq m increase 136.2%
Including garage and 15 sq m PDO extension existing 124 sq m proposed 343 sq m increase 176.6 sq m
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