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This application is recommended for consideration by the Planning Committee rather than under delegated authority as it proposes amendments to a scheme previously considered by the Planning Committee.
The application site relates to Rose Cottage, Ballafreer Lane, Union Mills, a detached dwelling situated on the eastern side of the lane. To the south of the site is the detached dwelling "Three Acres". The lane which serves the property is accessed from the A1.
The existing dwelling is two storey with a variety of window sizes on its front elevation and upper windows which break through the eaves. To the rear is a flat roof single storey extension which spans almost the width of the rear wall.
This application seeks approval for the erection of a replacement dwelling. The proposed dwelling would have a traditional form following the guidance set out by Planning Circular 3/91. The originally submitted scheme had square window apertures with casement windows. This has now been revised to have vertically proportioned apertures with sliding sash windows. The scheme is an amended version of the dwelling approved under PA10/00217/B. The changes are relatively minor consisting of
the introduction of additional widnows into the side elevations of the building. The form and floor area of the building wiould remain the same as that of the previously approved dwelling.
The existing dwelling has a floor area of approximately 114 sq.m and the proposed dwelling would have a floor area of 194 sq.m which equates to a floor area increase of .
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the Isle of Man Strategic Plan 2007, the following policy is relevant:
Housing Policy 14, which 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, which is not more than 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."
The following previous planning application is considered relevant in the assessment and determination of this application:
09/01341/B sought approval for the alterations and extensions to dwelling and amendments to vehicular access and driveway. This application was withdrawn.
10/00217/B sought approval for the erection of a replacement detached dwelling. This was permitted.
Marown Parish Commissioners have not commented on this application. The Department of Transport Highways Division does not oppose this application.
As with the previous application, this proposal must be assessed against the criteria of HP14 which allows for replacement dwellings that are larger than the existing dwelling by up to and exceptionally allows for replacement dwellings to be larger than this limit where an existing building of poor or non-traditional form is replaced by a building that is more traditional. The main question here is whether the improvement in the design of the proposed dwelling is sufficient to counter balance any impacts arising from the increased size of the new dwelling.
It is judged that the existing dwelling is of poor form and does not represent a design which accords with Planning Circular 3/91. The proposed dwelling would be more traditional in design, demonstrating a Manx vernacular design language and as such the increase in floor area proposed is considered to be acceptable given the improvement that the traditional design of the new dwelling would bring to the surrounding area.
It is concluded that whilst the proposed replacement dwelling would be 70% larger in terms of floor area over and above the existing dwelling, the traditional design of the new dwelling would offset to an acceptable level any additional impact arising from the size increase.
RECOMMENDATION
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Accordingly the following parties are not granted Interested Party Status:
Recommendation Recommended Decision: Permitted Date of Recommendation: 18.01.2011
Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the erection of a replacement dwelling (comprising amendments to PA10/00217/B) Rose Cottage, Ballafreer Lane, Marown as shown by drawings 01, 02 and 03 all received 23rd December 2010.
The roof(s) must be finished in dark natural slate.
27 January 2011 10/01897/B Page 3 of 4
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : J. A. K. S. M. .............. Authority Meeting Date : J. M. J. S. A. J. ..................
Signed : ..................................................................................................................................................................
Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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