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Application No.: 16/01160/B Applicant: Mr David Corrin Proposal: Demolition of existing and erection of replacement dwelling. (In association with 15/00909) Site Address: Kilravock Shore Road Bay Ny Carrickey Port St. Mary Isle Of Man IM9 5LY Case Officer : Mr Edmond Riley Photo Taken: 28.10.2016 Site Visit: 28.10.2016 Expected Decision Level: Planning Committee
THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE OWING TO THE SITE'S PLANNING HISTORY.
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 'Kilravock', Shore Road, Bay ny Carrickey, Port St. Mary. It is a detached dwelling located on a corner plot, bounded by Shore Road to the south and Mount Gawne Road to the north. - 1.2 The existing dwelling is a single-storey, pitched-roofed property with a painted render finish and slate roof. To the rear (northwest) corner of the site is a single-storey, flat-roofed garage and immediately adjacent to this is an area of hardstanding and a small lawned area. Vehicle access to the garage and rear hardstanding area is via an existing narrow gated entrance accessed from Mount Gawne Road. - 1.3 Immediately to the southwest is the two-storey dwelling 'Avondale', which presents a gable wall to the Shore Road. This dwelling was, at the time of the site visit (18th October 2016) unoccupied and offered for sale.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the erection of a replacement dwelling with associated parking. This dwelling is primarily two-storey in form along with a cat-slide roof element providing part of the L-shaped footprint. The two-storey element is largely provided within the roofspace and accordingly the eaves and ridgeling are lower than might be expected of a more traditional twostorey building. - 2.2 The dwelling would be finished in a mixed palette of materials, including render, stonework and timber cladding, with a natural slate roof. The cat slide roof is annotated as being intended to match that of the existing dwelling. - 2.3 The garage currently on the site would be demolished and no replacement provided: two areas of garden are shown - one to the northwest of the hardstanding and adjacent Mount Gawne Road, and one to the east of the dwelling, sited at the corner of the plot.
2.4 The design of the dwelling proposed was amended slightly to provide a pitched roof over a half-dormer window and rationalise some of the fenestration and facing materials. The amended drawing, along with another demonstrating what visibility splays could be provided, were circulated for information.
3.0 PLANNING HISTORY - 3.1 The site has a relevant and contentious planning history, and some members of the Committee may recall three previous applications for residential development being refused here, two of which were refused by the Committee. - 3.2 PA 12/01684/B sought approval for the demolition of Kilravock and its replacement with two semi-detached dwellings. Refused under delegated authority for the following two reasons, no appeal was lodged against the decision:
"The proposal, if approved, would be likely to generate an increase number of vehicular movements and result in four separate accesses all of which would jeopardise the safety of highway users particularly along the site's access with Mount Gawne Road, given the applicants does not own or have control of the neighbouring land to provide the required visibility splays in a north-westerly direction."
R 1 "The proposal is contrary to Housing Policy 14 of the Isle of Man Strategic Plan 2007 in that the proposed development within a prominent position, if approved, would be detrimental to the visual amenity of the area by reason of its design and siting, having particular regard to its sensitive location on Bay ny Carrickey and the aims for that stretch of coastline in the Area Plan for the South 2013."
"The proposed development due to its siting and size would not provide an acceptable level of usable external amenity space for a four bedroom dwelling and as such would represent an overdevelopment of the site."
4.1 The site lies within an area not designated for development under the Area Plan for the South. The site is not within a Conservation Area nor is Kilravock Registered. - 4.2 The zoning of the site means that development is generally to be resisted as per General Policy 3 and Environment Policy 1. However, Housing Policy 14 makes provision for replacement dwellings on land not zoned for development:
"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."
4.3 Strategic Policy 5 is also important to note: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the island. In appropriate cases the department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies."
4.4 For some more specific policy guidance, the Area Plan for the South sets out the following Landscape Strategy (E9):
"The overall strategy is to conserve the character, quality and distinctiveness of the tranquil and coastal area with its rich ecological habitats, open and expansive panoramic views, sites of archaeological importance and to conserve the coastal setting of Port St. Mary."
"The applicant is requested to provide a drawing to an appropriate scale that indicates the visibility that can be achieved over land within their control from a point 2.4m back from the edge of carriageway to the near side carriageway edge in both directions; and indicate if there is to be any improvement over the existing visibility."
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
5.2 Rushen Parish Commissioners offered no objection to the application in comments made on 20th October 2016 and reiterated this position in comments made 24th November 2016 following the circulation of the amended plans. - 5.3 The owner / occupier of 'Thie my Chree', Mount Gawne Road, Port St. Mary commented on the application in a letter received 21st October 2016. He offered his sympathy to the applicant for his endeavours, while he also notes concern with respect to incomplete drawings showing the relationships between their own property and the existing entrances and garage, nor is there a drawing showing the existing road width or how the proposed vehicle entrance would interact with existing entrances. They further note that traffic flow along Mount Gawne and Shore Roads has increased insignificantly during the last 23 years, while they are of the view that careful consideration and guidance is given with respect to the management of building work so that this does not interfere with the quiet enjoyment of existing residents.
6.1 Having the most recent application considered by a Planning Inspector was helpful inasmuch as it provided some independent views on the existing dwelling and what some considerations for the future redevelopment of the site (the numbers refer to the Inspector's own paragraph numbers):
6.2 In the first instance, then, it would seem that a traditional countryside vernacular might not be the best approach in this coastal location. It should be noted that the word 'innovative' that appears in Housing Policy 14 is a descriptive word rather than one carrying a value judgement. Accordingly, a design being 'innovative' does not automatically mean it will be judged acceptable and in accordance with HP14 - the test is, in fact, whether or not a non-traditional design is of sufficiently 'high quality' to warrant approval.
6.3 It is worth also bearing in mind that design quality is a subjective matter, and what one person likes will not necessarily be appreciated by everyone. This is where Housing Policy 14 is helpful in that it provides an objective basis on which to assess applications such as this - even then, however, HP14 is a somewhat convoluted policy that has been interpreted in many different ways by different decision-makers since the Strategic Plan's adoption. The further a design moves away from the wording of the policy the more careful should be the assessment of that design.
6.4 With the Inspector's views on the design of a new dwelling in this location in mind, the overall approach, which is not traditional, is acceptable in principle. The traditional rural Manx vernacular as set out in Circular 3/91, and as preferred in Housing Policy 14, reflects an agricultural origin, and accordingly such dwellings are found in rural - often isolated - locations inland. Here, however, the context is wholly different, and a design reflecting this "tranquil coastal location" (to use the Inspector's words) is more appropriate. - 6.5 The original design concept was considered to be rather muddled in appearance, with fenestration, detailing, form and massing not coming together in a clearly rationalised design. Unusual overhanging eaves in particular sat uncomfortably with the design ethos and drew the eye's attention in a striking, unfortunate and somewhat unnecessary manner. - 6.6 While the rationalised design now before the Committee is considered a much more coherent approach, there remain some concerns. The fenestration arrangement to the west elevation facing Avondale is disordered, although it is noted that this is so close to Avondale that this will unlikely be visible in its full extent. The 'cat slide' roof might be said to be a peculiar choice of feature to take as inspiration from the existing dwelling, not least since the Inspector noted it as being "poorly related to the original central part" - but also because the existing dwelling will be lost under the proposal such that this contextual feature would no longer exist. - 6.7 However, the above notwithstanding, the varied form and massing and materials is welcome and, while there is nothing in particular to suggest that this design is 'traditionally coastal', neither could much of the character of the area be said to provide especially positive or clear design inspiration in this sense. It has accordingly been a somewhat difficult application both to assess and
7.1 In view of the favourable conclusions on the key issues, it is recommended that the application be approved subject to the conditions discussed. - 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:
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.
Date of Recommendation: 29.12.2016
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: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
The development hereby approved relates to The Location Plan and Drawing 1362.1, both datestamped as having been received 7th October 2016, and also to Drawing 1362.2 Rev 1, datestamped as having been received 11th November 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: 09.01.2017
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 See below
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