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Application No.: 15/01349/B Applicant: Mr Christopher & Mrs Heather McGowan Proposal: Erection of a replacement dwelling with integral garaging Site Address: Ballaglea House Corlea Road Ballasalla Isle of Man IM9 3BA Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing dwelling situated on the southern side of Corlea Road, to the west of the Ballamodha/Foxdale Road. The dwelling is two storey with a detached garage set at right angles to the east of the house, all set within a sizeable garden stretching some 230m from the Corlea Road. The dwelling is visible from the east on the Corlea Road despite being well screened by trees from the north and west. THE PROPOSAL - 2.1 Proposed is the replacement of the dwelling with a new one and linked garage. The dwelling will be built generally on the footprint of the existing but will have a different shaped footprint. The existing house has a floor area of 328 sq m with a further 100 sq m approved but not implemented and the garage provides an area of 73 sq m.
2.2 Proposed is a dwelling which has a floor area of 556 sq m and a garage of 74 sq m with accommodation above in the roofspace which has been incorporated into the calculation of overall residential floor area. The proposed development therefore represents an increase from the existing floor area of 69% but an increase of only 30% taking into account the approved extension on the south side of the dwelling. The pitch of the roof would allow a further 54 sq m within the roofspace, which would bring the increase to 37%. - 2.3 The general form and massing of the proposed building is similar to the existing - the proposed dwelling and the existing both having a core of 16.7m by 9m. The proposed dwelling will be 2.3m due to the roof being pitched at 38 degrees compared with the existing which is much lower - 20 degrees. The proposed dwelling is traditionally proportioned, which is partly responsible for the increase in height and area with a consistent glazing and finish as well as replicating the striking glazed feature on the southern elevation which was approved in an earlier application as an extension to the existing house. - 2.4 The existing and proposed dwellings are lower than the Corlea Road such that the highest part of the roof of the proposed dwelling is around 3.5m lower than the road.
3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as not designated for a particular purpose. As such, the parts of the Strategic Plan which are applicable to this application are as follows: "8.12.2 Extensions to properties in the countryside
As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this."
"8.11.2 It is important that replacement dwellings should relate closely to the buildings they replace in terms of siting and size, that the resulting visual impact is appropriate for the countryside, and that existing stone and slate are re-used."
"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(1), 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 27of 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."
4.1 The site has been the subject of previous applications for alterations and extensions - PAs 13/91262/B, 11/00043/B, 85/01159/B and 85/00089/B were all approved. PA 10/01400/B was refused as the proposed side and northern extensions would be visible from the Corlea Road and would increase the size and mass of what is a non-traditional property. As such this would conflict with Housing Policy 16. Whilst planting is proposed, this is not yet in place and until it is and is established sufficient to screen the extensions, the proposal would not comply with Housing Policy
REPRESENTATIONS
5.1 Department of Infrastructure Highway Services indicates that it does not object to the application (21.12.15).
5.2 Malew Parish Commissioners indicate that they do not oppose the application (08.01.16). ASSESSMENT - 6.1 The critical issue in this case is whether the proposed change in size would result in an adverse impact. As a starting point, the existing dwelling is considered to be of poor form. It is certainly not traditional and the decision in respect of PA 10/01400/B confirms this. During pre-application discussions, the applicant was encouraged to consider re-developing the dwelling rather than altering and extending it further. Despite the interior of the property being in good order and recently improved, the applicant has now agreed to do this.
6.2 What is proposed is larger, principally its height but this will result, and results from the adoption of traditional proportions, particularly a steeper pitched roof which significantly enhance the character and appearance of the property. Due to its position and level, it is unlikely that this increase in height will make the property significantly more noticeable in the landscape and the views which are currently available of the house will be changed to ones of a more traditionally designed property whose basic form is more attractive and more appropriate for its rural location.
6.3 It is considered that the proposal results in an enhancement to the existing but in any case falls within the acceptable ranges of expansion as advocated in Housing Policy 14 and as such the application is recommended for approval. Due to the additional floor area being added, and the consistent and attractive form of the property it is important that this is not undermined by further inappropriate extensions and as such conditions should be attached to restrict the provisions of the Permitted Development Order insofar as they provide for further extensions, garages and the conversion of garages to additional living accommodation. PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 11.01.2016 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.
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) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
Reason: to control the appearance and character of the site in the interests of the visual amenities of the area.
This decision relates to drawings 1, 2, 2A, 3A, 4, 5, 6 and 15TS018-01 all received on 14th December, 2015.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 13.01.2016 Determining officer
Signed : J CHANCE Jennifer Chance Head of Development Management
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