Planning Officer Report

Planning Officer Report And Recommendations {{table:10342}}

Officer's Report

The Site

1. The site is the residential curtilage of Ballig, an existing dwelling situated between the electric railway line and the A2 coastal highway to the west and to the east is the Glen Mona Loop Road. There is a water course which runs across the southern boundary of the site and access to the site is via a lane from the Glen Mona Loop Road.

1. The residential curtilage sits within a larger piece of land which is owned by the applicant which represents 9 acres.

1. The site accommodates an existing cottage which is two storey at the front and with a catslide roof at the rear. The walls are lime-washed stone and the windows sliding sash within square apertures: in the front there are two square two storey bays beneath front pitch with overhang, and there is a mono-pitched front porch. The roof is slated. Alongside is a stonework barn which has also been lime-washed and with a slated roof and to the south is a further barn of similar appearance.

1. The cottage and the barn are visible from the A2 to the west from a distance of 140m from where the top of the roof is visible.

Planning Status

1. The site lies within an area of Woodland within a wider area of High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982.

The Proposal

1. Proposed is the replacement of the existing dwelling with a new dwelling and the retention of the other buildings on the site.

1. The existing dwelling has a floor area of 168 sq m. Proposed is a two storey dwelling which has an overall floor area of 246 sq m - an increase of 47%. The new dwelling will have the same floor level as the existing.

1. The new dwelling has a frontage of 14m and a depth of 6.5m and will be 7.5m high to the ridge - approximately 1m - 1.5m higher than the existing. The new dwelling appears as a relatively modest dwelling with traditional windows and stacks. It will be slightly longer than the typical cottage which is 11m long but only slightly deeper - 6.5m compared with 5.5m. The dwelling will

be orientated such that the front elevation will face south east whereas the existing faces approximately south.

1. The roof will be finished in slate and the walls in smooth painted render. The dwelling is generally traditionally designed and whilst there was originally with a long central window covering two floors in height, this has been revised following concerns from the local authority. The front porch offset to the left with mostly vertically proportioned windows other than the ground floor window in the north western elevation

1. None of the works will be within 8m of the watercourse.

Planning Policy

1. The site lies within an area where development is generally discouraged. However, Housing Policy 14 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 generally, 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 which involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design and or siting, there would be less visual impact."

Planning History

1. There have been no planning applications in respect of this site.

Representations

1. The owner of Cedar Lodge expresses concern at the loss of a traditional cottage and its replacement by a more modern structure and asks if the existing property could not be refurbished and retained.

1. Maughold Parish Commissioners comment that the proposal is not more than 50% of the existing footprint and is traditionally styled. They comment however that the proposed dwelling will be taller and the footprint larger and there is a tall vertical window in the north western elevation which would not comply with the provisions of Planning Circular 3/91. They raise no objection following the submission of plans amending this elevation.

1. Highways and Traffic Division indicate that they do not oppose the application

1. Two residents of Maughold express pity that the property is being demolished and wonder whether this will continue within the parish, but note that the building is not Registered and planning permission is not required for the demolition of the existing cottage.

1. The Isle of Man Water and Sewerage Authority request a deferral pending a flood risk assessment. Following the submission of this information, IOMWSA raise no objection to the proposal subject to the finished floor level being the same as that of the original house or higher. The new dwelling will be built at the same level as the existing.

Assessment

1. The existing property is partly visible from the A2 and the Loop Road although mainly just the roof profile and rear pitch. What is proposed is unlikely to be significantly more visible although more of the roof may be visible and some of the first floor. What would be seen however, is traditional and would not be out of place in the landscape.

1. The works are not within a significant distance (8m) of the watercourse and as such, would not cause disturbance or damage thereto (Environment Policy 7).

1. The proposal is considered to accord with the provisions of HP 14 and as such is recommended for approval.

1. Whilst it is generally better to retain existing fabric than replace it, Housing Policy 12 provides for the replacement of existing dwellings unless "the building has lost its residential use by abandonment; or the existing dwelling is of architectural or historic interest and is capable of renovation."

1. The house in question has not lost its residential status and is attractive but is not Registered nor being considered for Registration and as such, there is not sufficient interest in the building to warrant a refusal of permission for replacement under this Policy.

Party Status

1. The local authority, Maughold Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The owner of Cedar Lodge is 340m from the site as the crow flies and as such is not directly affected by the proposal and should not be afforded party status in this case. Neither should the two residents of Maughold who are further away still.

1. The Isle of Man Water and Sewerage Authority is a statutory authority and should be afforded party status in this instance.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 14.12.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : Notes attached to refusals

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 replacement of the existing dwelling as shown in drawings 11 0827/2 and 01 both received on 11th July, 2011, 11 0827/03 received on 4th August, 2011, 11 0827/1A received on 28th October, 2011, 11 0827/3 and 11 0827/4 received on 19th September, 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 20 December 2011

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager