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Application No.: 16/00556/B Applicant: Mr Michael & Mrs Julie Owen Proposal: Erection of a detached dwelling and demolition of an existing bungalow Site Address: Bungalow At Vaaish Mooar Staarvey Road Peel Isle Of Man Case Officer : Mr Edmond Riley Photo Taken: 06.04.2016 Site Visit: 06.04.2016 Expected Decision Level: Planning Committee
THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE AS IT RELATES TO THE ERECTION OF A REPLACEMENT DWELLING IN THE COUNTRYSIDE.
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage and associated access track (roughly 575m in distance) of a detached bungalow located to the east of Staarvey Road in the parish of German. The area is known as Vaaish Mooar, and there are other buildings located due north - a mixture of residential and agricultural, of differing eras. - 1.2 The bungalow is not particularly attractive, and is in a fairly poor state of repair: it is one of many bungalows of similar, elongated form and mass that were erected across the Island by the Local Government Board some decades ago. If it was subject to a planning application, no details can be found by officers, the agent or the applicants; the only information that could be found in this point was submitted at the officer request and the following quote comes directly from the purchase documents associated with the property:
"To the Vendors knowledge the property was erected in excess of 40 years ago, no Completion Certificate is to hand, please rely upon your own search enquiry replies."
1.3 It is sat within a flat plot, which is partially given over to hardstanding and partially to grass; to the rear (east) this flatness has been provided by cutting into the natural topography of the site; the land scoured out would appear to have been placed to the front (west) in the form of a Manx sod bank. The land slopes down in a western and southerly direction. - 1.4 Vaaish Mooar is visible from the Staarvey Road to the west, with the bungalow being the lowest element of built development in the small area and therefore the least conspicuous in this sense. It, along with the other buildings sit noticeably near the horizon. - 1.5 Aside from the above, the land surrounding is, or has been, almost entirely within agricultural use, though there is a hint that horses are kept to the east.
2.1 Full planning approval is sought for the erection of a replacement dwelling on the site. It would be located to the south of the existing bungalow by approximately 3m. It would take the form of a traditional Manx farmhouse in all matters (including a pitched-roof porch) bar two. Firstly, a garage is proposed to the side; unusually this would have its front door facing to the rear, with a single window presenting to the front elevation. It would be set back 1.2m from the front of the dwelling. The second exception is in the form of a set of French doors to the side elevation. - 2.2 The dwelling would apparently be finished in render and have sliding sash windows. - 2.3 An additional plan was submitted once the application was lodged showing the proposed residential curtilage of the dwelling. This was circulated for information and comment.
3.0 PLANNING HISTORY - 3.1 PA 00/00517/B sought approval for the erection of an agricultural building, and this was refused: "By reason of its size, required engineering operations, associated concrete roadway and isolation from any other buildings, the proposed agricultural building as seen from the Staarvey Road represents a visual intrusion into open countryside which is designated as having High Landscape Value and Scenic Significance." - 3.2 There is also, coincidentally, an application submitted at the next door property ('Vaaish Mooar Farm'), which seeks to convert the barn attached to the dwelling into additional residential accommodation. That application (PA 16/00557/B) remains undetermined.
4.0 THE DEVELOPMENT PLAN - 4.1 The site remains within an area designated as being of High Landscape Value on the 1982 Development Plan, which also zones the site as 'white land'. - 4.2 In view of the above, it is important to bear in mind Environment Policy 2 of the Strategic Plan in assessing this application: the key policy, though, remains Housing Policy 14. These are set out below.
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:
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."
5.0 REPRESENTATIONS - 5.1 Highway Services of the Department of Infrastructure offered no objection to the proposal on 27.05.2016. - 5.2 German Parish Commissioners initially sought the application be deferred on 06.06.2016 until their meeting of July 4th, but no comments had been received at the time of writing (19th July 2016, some two months since the application's submission).
6.0 ASSESSMENT - 6.1 Housing Policy 14 allows for the erection of replacement dwellings in the countryside on a 'one-for-one' basis. As a general principle, this application is therefore acceptable. It is noted that the policy also requires for the new dwelling to be located on substantially the same siting as the existing dwelling - unless any such change "would result in an overall environmental improvement". - 6.2 No supporting statement has been submitted with the application, which is unfortunate, but the proposal has been the subject of pre-application discussions and these, coupled with the detail of the proposal, are sufficient on which to make an assessment. - 6.3 Speaking fairly uncompromisingly, the existing dwelling is judged to contribute negatively to the Vaaish Mooar area and to views east from the Staarvey Road. It is not obvious but it is discernible, and its somewhat stark appearance above the horizon is unfortunate. Its loss would not be lamented. - 6.4 It must therefore be considered to what extent the new dwelling would represent "an overall environmental improvement". In this sense, it is considered appropriate to assess the design of the proposed dwelling, and especially so in view of the site's location within designated sensitive countryside. Its design is of essentially archetypal Manx vernacular, with the occasional difference as highlighted above. Neither of these is considered to be a significant difference, and moreover it is only part of the garage that is likely to be seen from the highway in any case. - 6.5 The moving of the dwelling will create an additional 'space' between the bungalow and remaining built form, which at present is fairly tightly knit. In some ways, this could be said to represent a 'spreading out' of the collection of buildings here and thereby make it more conspicuous, especially given its somewhat prominent situation above the horizon when viewed from Staarvey Road. - 6.6 However, all of the above is considered to be outweighed by the fact that what the proposal essentially represents is a replacement of a dwelling of poor form with one that, were it sited on the footprint of the existing dwelling, would be said to comply very closely with the provisions of Housing Policy 14. The visual improvement that would result from a dwelling of almost wholly vernacular form, as this is, relative to the existing, which is almost wholly inappropriate for this countryside location, is sufficient grounds on which to conclude the proposal complies with the exceptional element of Housing Policy 14. - 6.7 Turning to the detail of the scheme, the windows proposed are sliding sash, and this is welcome, but it is considered a condition requiring their retention as such would be necessary without such a condition they could be replaced at any time under permitted development rights.
6.8 Secondly, while the garage itself is essentially unobjectionable - it is satisfactorily subordinate and set back - it does have the appearance of looking like an extension. As such, it is judged that any further extension would need consideration by the Department. - 6.9 Removing permitted development rights with respect to both replacement windows (Class
24) and extensions (Class 14) would suitably resolve these concerns.
6.10 The additional plan showing the proposed curtilage is helpful. It is larger than the existing curtilage but by no means unreasonably so. The land into which the new curtilage would encroach is of no particular value and nor is it visible from public positions: it also does not appear to be in active (agricultural) use. An appropriate landscaping scheme would improve the overall appearance of the site even further, and a condition to that effect is recommended accordingly. Although it is noted that it is a general principle that the countryside should be protected for its own sake, the slight increase of residential curtilage in this case is considered to be more than outweighed by the improvement arising from the well-designed dwelling proposed here. - 6.11 Additionally, it is considered that a condition defining the residential curtilage of the property as shown on the additional plan would be appropriate. - 6.12 The applicants have explained that the moving of the footprint of the dwelling as proposed is purely a means to provide ready accommodation during the build programme of the new dwelling. This is by no means an unreasonable position to take, but of course the retention of the existing bungalow would be entirely unwarranted. The applicants have indicated that its demolition will take place the moment the new dwelling is occupied; a condition requiring this demolition take place within 2 months is considered necessary.
7.0 RECOMMENDATION - 7.1 The proposal is considered to represent a welcome environmental improvement in visual terms in what is a sensitive landscape. It is therefore considered to comply with Housing Policy 14 and Environment Policy 2 and, accordingly, is recommended for approval.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation: 19.07.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: The application has been approved as an exception to the general principle that development shall not take place in the countryside. It would not be appropriate for both the existing and proposed dwellings to remain on the site.
All hard and/or soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. All hard landscape works shall be permanently retained in accordance with the approved details.
Reason: To ensure the provision of an appropriate landscape setting to the development.
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) none of the windows on the dwelling hereby approved shall be replaced without the prior written approval of the Department.
Reason: To protect the character and appearance of the dwelling.
The development hereby approved relates to the Site and Location Plan and Drawing M02/0416, both date-stamped as having been received 17th May 2016, and also the drawing entitled "Site Plan (Curtilage)" and date-stamped as having been received 1st July 2016.
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:…08.08.2016
Signed : E RILEY 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
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