14 December 2016 · Committee
Perk Cottage, Knock Froy Road, Santon, Isle Of Man, IM4 1jd
Permission was sought to erect a replacement dwelling at Perk Cottage, Knock Froy Road, Santon. The proposal would have replaced the existing cottage with a new dwelling of greater height, size, and mass. The planning committee refused the application on 14 December 2016, going against the case officer's recommendation to permit it. The committee concluded that the new dwelling would have a significantly greater impact on the character and appearance of the surrounding area, which is identified as being of High Landscape Value and Scenic Significance. A larger replacement dwelling can be acceptable where the existing property is of poor form or where exceptional circumstances exist, but the committee found neither applied here. The committee also found that the increase in residential curtilage needed to accommodate the development was not justified by the improvement to vehicular access and parking, given the importance of protecting the countryside for its own sake.
The planning committee refused the application, overturning the officer's recommendation to approve. The committee found that the replacement dwelling's height, size, and mass would cause a significantly greater visual impact than the existing cottage in an area of High Landscape Value and Scenic Significance. The committee also found that the expansion of the residential curtilage was not justified by the improvement to vehicle access and parking, given the importance of protecting the countryside in its own right.
Refusal Reasons
Housing Policy 14
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 buildi ng 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 27 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for bui ldings 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. 8.11.3 It is unlikely that permission will be given for permanent replacement of dwellings which were never intended to have a permanent residential use, such as chalets and other structures built of materials for only temporary or seasonal use. 8.12 Extensions to Residential Property 8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a gener al presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. (3) Floor Space is defined in Appendix 1 (1) Floor Area is defined in Appendix 1 8.12.2 Extensions to properties in the countryside As there is a general p olicy 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 ac ceptable 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.
Environment Policies 1 and 2
