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Application No.: 10/00807/B Applicant: Mr Daniel Craddock Proposal: Demolition of existing dwelling and outbuildings and erection of a replacement dwelling Site Address: - Ballacomish - Ronague Road - Ballabeg - Castletown - Isle Of Man - IM9 4HF ### Considerations Case Officer: Miss S E Corlett Photo Taken: ______________________________ Site Visit: ______________________________ Expected Decision Level: Planning Committee ### Written Representations - 33 Ballaquark Douglas Isle Of Man IM2 2EY | Interest expressed ### Consultations Consultee: Manx Electricity Authority Notes: Comments received Consultee: Highways Division Notes: Do not oppose Consultee: Arbory Parish Commissioners Notes:** No comments
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED NEW DWELLING IS GREATER THAN 50% LARGER THAN THE EXISTING DWELLING ALTHOUGH PERMISSION HAS ALREADY BEEN GRANTED FOR A VERY SIMILAR SCHEME
The site represents the curtilage of Ballacomish, a large dwelling situated to the north of Ballabeg, on the western side of the Ronague Road (B42). The dwelling sits roughly in the centre of the site with woodland to the west. The site stretches to the west to a lane leading north from the B42 towards the A27. There are three accesses from the Ronague Road into the site, one to the east of the dwelling, one to the south of this and one to the north.
The existing dwelling is a relatively large one which is visible only from the south, from the A28 Ballakeighan Road. The dwelling has a rectangular two storey core with a long single storey annex to the left (west) and planning permission for a similar extension to the right (east). There is also an existing conservatory on the western elevation. The property is vaguely traditional in shape but lacks the detailing of a truly traditional quarterland farmhouse of this size, with no substantial gable chimney stacks (instead there is a single chimney part way along the ridge), concrete roof tiles and shutters around each of the windows. At the rear there is a number of extensions and annexes and another single storey conservatory.
To the rear of the house are outbuildings and a tennis court surrounded by a high evergreen hedge. This screens any view of the dwelling, buildings or tennis court from the access to the north of the house, through the existing gateway.
Access to the dwelling is from the south, via a long driveway which runs at right angles to the Ronague Road until below the dwelling, then parallel to the road up to the house.
The dwelling is discernible from the south, from a distance of around a mile although as one proceeds close to Ballabeg the building becomes obscured by existing buildings closer to the viewer and the natural topography which rises from Ballabeg village to the north.
The site is identified on the Isle of Man Planning Scheme (Development Plan) Order 1982 as within an area of High Landscape Value and Scenic or Coastal Significance.
On the recently published draft Southern Area Plan the site is identified as one of sixteen HiP sites (Housing in Parkland) referring to the provision in the Isle of Man Planning Scheme (Development Plan) Order 1982 for Low Density Housing in Parkland. The plan describes such areas at paragraph 3.7 of the draft Written Statement and states: "There is a need for the Area Plan to plan for the provision of a full range of housing types and tenures" within this sector there is a growing demand for larger houses, often in a countryside location to reflect the increasing standard of living in recent years and the needs of some people moving to the Island "The Department has therefore recently carried out a survey on the existing land use category 'Low Density Housing in Parkland' and examined the existing policy framework. The Department judges that the designation of well chosen dwellings and their extensive landscaped grounds in a category 'Houses in Parkland' has the potential to satisfy some of the demand for larger houses in the countryside by increasing the scope for more extensive extension or alteration of such properties. It would also allow for extensions to be proposed at a size greater than would be permitted under current policy".
The Written Statement goes on to include a Policy which states: "Development within sites which are identified as Housing in Parkland will only be permitted where the character of the property and the site is preserved or enhanced. Such properties must be substantial and any proposals designed and finished to the highest quality and sit comfortably and naturally within their own landscaped grounds. Existing trees within such sites should generally be retained unless their amenity value is not considered to be positive (the advice of the Department of Agriculture, Fisheries and Forestry will be obtained in this respect) and any trees to be lost must be replaced by new trees of a type and species and in a location approved by the Department of Agriculture, Fisheries and Forestry. Development proposals must also acknowledge the policies within the Strategic Plan - Environment Policies 1 and 2 - which seek to protect the Island's countryside for its own sake and the impact of any alterations or extensions to existing large houses in the countryside will also be considered in respect of the visual impact they have on their surrounding landscape." (Housing Policy 2) "Development proposals within site which are identified as Housing in Parkland which include extensions of a significant nature or replacement dwellings must include a landscaping master plan for the entire site." (Housing Policy 3)
"Development proposals within sites which are identified as Housing in Parkland which include extensions of a significant nature or replacement dwellings must include a design statement which demonstrates how the environmental impacts of such are to be offset on site. In addition, the Department will require a contribution to the Sustainability Offset Fund to offset the wider sustainability impacts of the development". (Housing Policy 4)
Housing Recommendation 1: "Government will investigate and work towards setting up a Sustainability Offset Fund which is intended to mitigate the impacts of substantial development within Housing in Parkland sites. If and when this becomes operations, the Department will require a contribution to this fund by applicants in particular circumstances".
There is no provision within the Strategic Plan for the development and extension or alteration of large houses in their own grounds. In the absence of such a policy or policies, the provisions of Housing Policy 15 and 16 are applicable which state respectively: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than of the existing building in terms of floor space (measured externally)" and "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public".
The site has been the subject of a number of applications: The tennis court was approved under PA 85/0368 and further extensions to the dwelling to provide a swimming pool, billiard room and conservatory under PA 87/1666. Further alterations and extensions were permitted under PA 07/0907. An indoor, covered manege was permitted under 08/1966 on the site of the tennis court.
PA 08/02290 proposed the retention and re-modelling of the main core of the building and the single storey western annex, building to the front of the swimming pool with a lobby and games room coming forward of the existing frontage by 3 m , building at the rear of the main core to provide plant room, utility room and drying room and to the east is a kitchen, drawing room and dining room, extending out by 13.5 m . On the first floor an extension was proposed to provide an en-suite bathroom on the sixth bedroom on the front elevation and a larger extension over the new western wing to provide two bedrooms with en-suite facilities. Also proposed was a small extension at the rear which straightened out the rear main core - the existing rear elevation steps in and out. The second floor accommodation was not to change in shape although roofspace would be available to the east, accessible from the second floor existing accommodation, above the new side extension. The proposed accommodation represented around an additional 359 sq. m of floor space on the ground floor and a further 178 sq m on the first floor, compared with 474 sq. m and 198 sq. m respectively and 20 sq. m less floor area in the attic - a total of 517 sq m of floor space added to 728 sq m - an increase of of the existing floor area.
The application also introduced new detailing throughout the dwelling - curved parapet walling, dentilled cornices, detailed heads over the windows, new glazing, removal of the round headed windows in the swimming pool annex, introduction of two projecting annexes on the front elevation with significant amounts of glazing and substantial chimneys.
There is planning permission for an extension which provides 375 sq m of accommodation in a single storey form, mirroring that existing on the western side, extending the dwelling 23.5 m in this direction.
PA 09/1557 proposed alterations to the approved scheme, including stables, staff accommodation and garaging - permitted
Now proposed is the re-development of the existing property, completely demolishing it and building a property very similar to that which has approval, but re-orientated slightly. The intention is to move the property to a more central location within the site. The difference in location is some 8 m to the east and 3 m to the north. Similarly the stabling to the rear will be relocated further back on the site by a similar amount and by approximately 5 m to the east.
Also, instead of the flat rear roof with lantern light, the proposal is now for a hipped roof, which increases the massing at roof level as viewed from the east and also a new entrance gateway is proposed into the stable courtyard to the rear. The relocation of the stabling will reduce the need to remove trees and will reduce the area for the proposed manege which will now be separated by a grassed area from the side of the stabling. A planted area is now proposed in the centre of the stabling.
Arbory Parish Commissioners and Highways and Traffic Division raise no objections A resident of Douglas suggests that the site definition is wrong and includes agricultural land. The site is defined the same as it was in the most recent application, to which the Douglas resident made no comment. The site includes land which is immediately associated with the dwelling and not physically separate therefrom and whilst the manage and part of the paddock is included within the residential curtilage, it is more readily usable as garden and as such, if the applicant chooses to use it for grazing and exercising his horses, this should not preclude the inclusion of this area, and the stables as part of the residential curtilage.
The Manx Electricity Authority request liaison regarding existing electricity supplies. The proposal involves the removal of an existing overhead supply and as such, the proposal does not conflict with Energy Policy 2 and the comments are not material planning concerns.
The original approved frontage of the property was some 36.5 of which only 16.5 m was to be retained and of this, 8.75 would be behind a new two storey front annex. The approved scheme significantly changes the appearance and character of the property and none of the original dwelling would be appreciable when the new scheme was completely implemented. As such, the complete demolition of the existing dwelling is considered to be acceptable.
The re-orientation of the property is only slight in terms of the overall size of the property and the context of the site, together with how far the closest view is, has little, if any impact on the view of the new dwelling and outbuildings - it does not make it any more conspicuous.
The changes to the rear elevation of the dwelling and the new gates to the stabling will not be perceptible by the public and do not materially affect the appearance, size or character of the property. The massing at the upper level will be slightly larger but will not be generally seen.
As such, the proposed changes to the dwelling and outbuildings are considered to be acceptable.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The resident of Douglas is not affected by the proposal and as such should not be afforded party status in this instance.
The MEA do not raise material planning considerations and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 02.07.2010
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the construction of a replacement dwelling, stabling and formation of manege all as shown in drawings 914X001, 914P001A, 914P100A, 914P101A, 914P300A, 914P301A, 915P100, 915P101A, 915P102, 915P300, 915P301A and 915P302 all received on 28th May, 2010.
C 3. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 4. The accommodation above the new garaging may be used only for persons associated with the equestrian facilities and/or the dwelling and may not be occupied separate therefrom.
C 5. The equestrian facilities may be used only as private facilities in association with the occupation of Ballacomish House as defined in the approved plans.
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
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