Officer Report

Application No.: 16/00763/B Applicant: Mr David & Mrs Carole Dean Proposal: Erection of a replacement dwelling (amendment to PA 15/00458/B) Site Address: Baldromma Christian Ballamenagh Road Baldrine Isle Of Man IM4 6AG Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is Baldromma Christian, Ballamenagh Road, Baldrine, Lonan. The site until recently accommodated a large traditional dwelling that had been extended. The original dwelling had three storeys and has had later single storey extensions, including a swimming pool, to the side. The dwelling was detached and set back from the road behind a field. It was accessed via a long entrance drive. The dwelling formed part of a small complex of buildings in the same ownership including a large stone barn, outbuilding and shed. There is an equestrian manege behind the stone barn on the south east side of the site. The front of the house was partially screened by a number of mature trees on the boundary of the front garden. The site and buildings are otherwise surrounded by open countryside. There is a small dwelling (Ash Tree Cottage) to the south side of the entrance drive. This is within the same ownership as the main house and buildings. - 1.2 It is understood works have commenced on site with the original building having being demolished and works commenced with the replacement dwelling approved under application 15/00458/B.

2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the erection of a replacement dwelling (amendment to PA 15/00458/B) - 2.2 The applicant has previously stated that one of the primary drivers for the new dwelling is to provide much better internal accommodation. The applicant says that the original dwelling suffers from low ceiling heights and small rooms, and the accommodation is thus compromised and not commensurate with a house or plot of this size. - 2.3 The main alterations include;

• o alterations of front porch - infilled with a contemporary glass box within the previously approved traditional porch canopy;
• o Layout of ground floor garden room - room have been turn 90 degrees; and
• o window format- sliding sash windows have been altered to side and top opening casements.

3.0 PLANNING HISTORY - 3.1 The site has the following relevant planning history: 15/00458/B - Erection of a replacement dwelling (amendment to PA 13/91534/B). APPROVED

13/91534/B - planning approval granted for erection of a replacement dwelling with garage block and remedial work to existing barn and outbuilding. APPROVED 12/01177/B - planning approval granted for alterations and three storey extension. 09/02064/B - planning approval granted for alterations and three storey extension. 05/00681/B - planning approval granted for outdoor equestrian arena. 01/00400/B - planning approval granted for alterations and extension to create swimming pool, plant room, and changing facilities. 99/00690/B - planning approval granted for creation of tennis court.

4.0 PLANNING POLICY - 4.1 The site is within the countryside for the purposes of the Isle of Man Development Scheme (Development Plan) Order 1982. The site is also within an Area of High Landscape or Coastal Value and Scenic Significance. - 4.2 The following policies in the Isle of Man Strategic Plan 2007 are relevant: - 4.3 General Policy 3 states: 'Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage.'

4.4 Environment Policy 1 states: 'The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.' - 4.5 Environment Policy 2 states: 'The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) 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:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential.'

4.6 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(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 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.'

4.7 Circular 3/91 'Guide to the Design of Residential Development in the Countryside' applies. Of particular reliance is the following extract: 'The larger house standing in its own grounds

In addition to the simple country dwelling on farms and settlements described above, there are also occasional grander houses which were built for the more affluent.

Many characteristics of these larger houses are similar to those already described, having white rendered simple forms topped by gable ended slate roofs, end chimneys and symmetrical main facades. Plans later became double room depth and more square in proportions.

The larger house did however introduce additional features. These were related to the use of more fashionable and sophisticated architectural motives and decoration. Classical elements such as roof parapets, cornices, string course and later more romantic features such as medieval style battlements. Window drip mouldings are found in some country houses as well as their town counterparts. The execution of these details of invariably in cement render, the common external material of the period.'

5.0 REPRESENTATIONS - 5.1 Garff Parish District Commissioners recommend approval (on 26.07.2016).

6.0 ASSESSMENT - 6.1 Firstly, it is important to note that the proposed application is very similar to the recently approved schemes 13/91534/B and 15/00458/B. - 6.2 The alterations in terms of the significant size of the previous approved overall scheme are minimal. However, given there is no provision for the Planning Directorate to make amendments to previously approved scheme the application needs to be considered afresh. However, significant material planning weight is given to the recently approvals. Whether replacement of the dwelling is acceptable in principle - 6.3 General Policy 3 (d) and Housing Policy 12 of the Strategic Plan provide for the replacement of dwellings in the countryside as an exception to the usual controls on new development in the countryside. The proposal satisfies the first part of Housing Policy 12 in that the existing dwelling is still in residential use and has not been abandoned. In terms of the second arm of the policy, the orginal dwelling is considered to have architectural and historic interest. The original dwelling is of an attractive and traditional design. It has been somewhat compromised by the later single storey extension which is not particularly sympathetic and the original timber vertically sliding sash windows have been replaced with UPVC top hung sash windows. Notwithstanding, it still remains an attractive building. - 6.4 Planning approval was granted in 2012 for a large three storey extension to the rear. The design of the extension was quite modern with large areas of glazing. Prior to that, in 2010,

• planning approval was granted for substantial three storey extensions to the rear of the house with a mixture of architectural styles. That approval is no longer extant (having run out on 11 March 2014), but is a material consideration relevant to the assessment of the current proposal. Both schemes are quite eclectic in their architectural approach and are not considered traditional.
• 6.5 Having regard to the earlier approvals which would have substantially altered the character and appearance of the existing dwelling, the fact that the original dwelling has been somewhat altered and in some cases unsympathetically so, and that the dwelling makes a limited contribution to the countryside being set back some distance and screened from the highway, it is considered that it would be difficult to make a case for the retention of the dwelling on grounds of its architectural and historic interest. It is therefore felt that it is acceptable in principle to replace the existing dwelling. The effect of the proposal on the character and appearance of the countryside
• 6.6 The new dwelling would occupy a similar footprint to the existing dwelling, although its axis would be shifted 90 degrees with the principal elevation now facing south rather than westwards. According to the applicant, the original dwelling has a floor area of 895 square metres. The new dwelling would have a floor area of 878 square metres, which would represent an increase of 2% decrease, therefore under the threshold of 50% set by Housing Policy 14. For information the initially approved scheme had a floor area of 1,093 square metres, which would represent an increase of 22%, again under the threshold of 50% set by Housing Policy 14 as did the last approval (15/00458/B) which equates to a 1% decrease.
• 6.7 According to the applicant, the new dwelling again takes the form of a two storey 'gentleman's country residence' with classically styled, symmetrical proportions, a hipped slate roof located behind parapet walls, and dressed stone details. The existing single storey extension is to be retained and will be remodelled. The new dwelling is of a traditional period design, and arguably it is a shame that the applicant has not proposed a modern design for the 21st century rather than look to the past. Neither does the proposal accord with Circular 3/91 which advocates more traditionally design dwellings. It is considered that the execution of the design could be better, for example, the ratio of walling to fenestration is not generously proportioned and stone quoins are not appropriate. Nevertheless, the design of the new dwelling is reasonably attractive and this style of property is not without precedent on the Island. The new dwelling would be slightly lower than the original house and it would sit comfortably on the site and within the landscape. The site can be glimpsed from longer distant views from King Edward Road at Onchan Head to the south, although it is considered that it would have no greater impact than the existing dwelling. The applicant has provided an additional photomontage from Ballamenagh Road which demonstrates that the dwelling would have an acceptable impact from the highway. It is considered that the character and appearance of the area and wider countryside would be preserved. On balance, the design of the new dwelling is considered acceptable. Other considerations
• 6.8 The site has no immediate neighbours whose amenity would be adversely affected by the proposals.
• 6.9 The proposal raises no substantial highway issues with traffic generation from the site unlikely to be affected once the development is complete.
• 6.10 The applicant intends to incorporate energy conservation measures in the design of the new dwelling, which is welcomed.
• 6.11 The submission again includes the removal of which appear to be a mature sycamore and a eucalyptus trees. The mature tree along the northern boundary would be unfortunate to lose; however, the site does benefit from a number of trees and therefore its loss is not considered significant to the visual amenities in this case. Conditions should be attached for the retention and protection of existing trees indicated to the retained within the site.

7.0 RECOMMENDATION - 7.1 It is considered given the proposed dwelling in the main has been approved recently, and the changes being rather minor in terms of the scale of the development once again it is considered the application is acceptable and therefore it is recommended that the application is approved.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material and
• o The local authority in whose district the land the subject of the application is situated.

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: 15.08.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

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.

• C 2. The existing trees and hedges shall be retained in accordance with the approved details. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
• C 3. No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees and other existing.

Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.

Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.

This approval relates to drawings reference numbers P10-100, P10-01, P10-02, P10-03, P10-04, P10-05, P10-06, P10-07, P10-08, P12-01, P12-02, P12-03, P12-04 and P12-05 all received on 30th June 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 16.08.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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