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Application No.: 10/00217/B Applicant: Mr Gary & Mrs Nicola O'Connor Proposal: Erection of a replacement detached dwelling Site Address: - Rose Cottage - Ballafreer Lane - Union Mills - Isle Of Man - IM4 4AS ### Considerations Case Officer: Mr Steve Stanley Photo Taken: Mr Steve Stanley Site Visit: Expected Decision Level: Planning Committee ### Written Representations - 33 Ballaquark Douglas Isle Of Man IM2 2EY | Interest expressed ### Consultations Consultee: Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Consultee: Marown Parish Commissioners Notes:** Defer till after 5.03.10. No objection
This application is recommended for consideration by the Planning Committee rather than under delegated authority as the application proposed a replacement dwelling in the countryside that is larger than 50% limit set out by HP14 and is recommended for approval.
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 storeys 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 originality
submitted scheme had square window apertures with casement windows. This has now been revised to have vertically proportioned apertures with sliding sash windows.
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.
Marown Parish Commissioners do not object to this application. The Department of Transport Highways Division does not oppose this application. The owner/occupier of 33 Ballaquark, Douglas commented on the original window design of the proposed dwelling.
The application 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.
The proposed dwelling would introduce two small windows to the southern elevation at ground floor level however these would not result in any unacceptable overlooking onto the adjacent property "Three Acres".
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: 26.03.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
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 detached dwelling, Rose Cottage, Ballafreer Lane, Union Mills as shown by 01 P1 and 02 P1 received 18th February 2010 and 03 P2 received 23rd March 2010.
The roof(s) must be finished in dark natural slate.
26 March 2010 10/00217/B Page 3 of 4
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Committee Meeting Date : Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YE5/NO
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