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Application No.: 18/01271/B Applicant: Mr David Brierley Proposal: Erection of replacement dwelling Site Address: Greenlands Barnell Lane Patrick Village Isle Of Man IM5 3AN Principal Planner: Miss S E Corlett Photo Taken: 08.01.2019 Site Visit: 08.01.2019 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 14.06.2019 _________________________________________________________________
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 reduce the impact of the development in the countryside in accordance with Environment Policy 1 of the Strategic Plan.
Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details.
Reason: To provide adequate safeguards for the bats.
This decision relates to drawings 18/28/03 and the location plan received on 3rd December, 2018 and 18/28/01C and 18/28/02D received on 14th May, 2019. _______________________________________________________________
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
1 and 2, Barnell Cottage and Fo Glion as they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy, as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy.
Manx National Heritage should not be afforded interested person status as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy.
_____________________________________________________________________________ Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE NEW DWELLING IS LARGER THAN 50% GREATER THAN THE EXISTING FLOOR AREA
1.1 The site is the residential curtilage of an existing dwelling, Greenlands, which lies on the western side of Barnell Lane, a cul de sac to the south of Patrick Road near its western end, approaching Patrick Village. The house is the northernmost in a line of six and is a modern bungalow with part hipped and part gable ended roof finished in tiles. A flat roofed double garage lies to the south. - 1.2 The other dwellings in the row are mixed in terms of their size, appearance and age: none is particularly old or traditional in character: 1 and 2, Barnell Cottages are distinct in the row in that they sit at right angles to the lane. These and Greystones and The Elms, are all semidetached properties: Greenlands and Fo Glion at each end of the row, are detached. THE PROPOSAL
2.1 Proposed is the replacement of the dwelling with a new house. This will be two storey and designed to reflect the characteristics of a Manx farmhouse with a main core 12.5m long and a further side annex which adds a further 7m or so.
2.2 The new house will be 4m taller than the existing: the new house eaves level being approximate with that of the existing ridge. - 2.3 The new house roof will be finished in natural slate with the walls in render with stone cills and heads and with the front of the side annex finished in stone along with the porch. The front is designed in a very traditional manner as referred to above but the rear is more modern with large, full height windows/doors throughout and a flat roofed annex which is overlooked by two Juliet-style balconies with clear glazed screens for protection. - 2.4 The existing dwelling has a floor area, measured externally, of 157 sq m with the attached garaging and garden store adding a further 91 sq m. The elevation drawings show a window serving the roofspace but no floor plans have been provided of any upper floor, nor any indication of an internal staircase so no upper floor space has been included in the calculation. - 2.5 The proposed dwelling has an overall floor area of 410 sq m - an increase of 161%. PLANNING POLICY
3.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Order) 1982 as not for a particular purpose and of high landscape value and scenic significance. There is therefore a presumption against development here but provision through Housing Poilicy 14 for the replacement of dwellings with the following guidance:
Housing Policy 12: The replacement of an existing dwelling in the countryside will generally be permitted unless:
In assessing whether a property has lost its habitable status(1) by abandonment, regard will be had to the following criteria:
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 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.
3.2 Environment Policy 4 protects ecology with particular reference to protected sites and species.
4.1 The property was the subject of an application for alterations and extensions under 16/00298/B. This was approved and added height in the form of a projecting gable on the front and rear which elevated the highest part of the dwelling by around 1m and provided a pitched roof over the existing garage. This scheme too, incorporated significant areas of glazing on the rear elevation. REPRESENTATIONS - 5.1 Patrick Parish Commissioners note that the proposal will add significantly more than 50% to the floor plan, referring to HP14 but consider that the design is an improvement over the existing and would not look out of place in proximity to the other dwellings in the surrounding area. Due to the increased size, they require that appropriate screening is provided on the northern boundary (11.12.18).
5.2 The owner of 1 and 2, Barnell Cottage consider that the size of the property is out of keeping with the neighbourhood and will alter the character of the lane. if the development is permitted then consideration should be given to the condition of the lane which is already breaking up without the addition of construction traffic (07.01.19).
5.3 The owners of Fo Glion, Barnell Lane consider that the proposal is totally out of keeping with the other properties and general style of the area but would have no objection to the rebuilding of the property as a bungalow (07.01.19). - 5.4 Manx national Heritage highlights the potential of the building to support roosting bats as well as the surrounding hedges and open pasture providing highly suitable foraging habitats. As such, they recommend that a survey of the existing building for bats is undertaken prior to any demolition and for any appropriate mitigation to be undertaken where appropriate (04.06.19).
ASSESSMENT 6.1 The issue is whether the proposed increase in floor area and mass of the building results in an environmental improvement or any adverse impact on the landscape or the living conditions of those in nearby dwellings, particularly The Elms immediately to the south. It is considered that there should be no objection to the principle of the replacement of the dwelling as it is not of architectural or historic interest and has not lost its habitable status (HP12). It is also considered that the existing dwelling is of poor form for the purposes of HP14 which would allow replacements with buildings which are more than 50% larger than the existing in terms of floor area measured externally, and particular reference is made to the inclusion in HP14 to the phrase - "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".
6.2 The part of the proposed dwelling closest to The Elms will be the proposed garage which has first floor opening which appears to be covered with a shutter. This is taller, but similar to the impact which would result from the proposals which were approved under 16/00298/B. The accommodation within the upper floor would appear to be 4m by 9.5m - 38 sq m.
6.3 The design of a property which is intended to have Manx vernacular characteristics will inevitably be significantly larger than the existing due to the majority of traditional properties on the Island being two storey. Indeed the majority of the design guidance in Planning Circular 3/91 relates to two storey properties. It is also relevant to consider the approved scheme for the site which would have introduced two storey elements. It is also relevant that this is the end of the row of properties here and will therefore not be sitting between lower properties on each side. It is considered that the traditional design of the property provides sufficient benefit to outweigh concerns about the increase in size of the property and that the additional mass and height will be satisfactorily absorbed in this streetscene with already varied house types.
6.4 The rear of the property is much more modern and could have an impact as viewed across the fields from the A27 coastal highway albeit that this is some 420m away and where the roadside boundary is largely heavily vegetated, from where a clear view of the rear of the property is limited. That said, the recommendation of the local authority for additional screen planting should be incorporated by way of condition. - 6.5 A condition may be attached to require a bat survey to ensure compliance with EP4.
7.1 The proposal is larger than the recommended 50% increase of the existing floor area, but the traditional design in this case is considered to be beneficial and justified and the application is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
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: 24.06.2019
Signed : S CORLETT Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
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