Planning Officer Report

Planning Officer Report And Recommendations {{table:377598}}

Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE OBJECTION FROM THE LOCAL AUTHORITY.

The Application Site

1. The application site comprises the residential curtilage of a detached dwelling located at the south eastern end of The Dog Mills in Bride. The site, which is part divided by an access lane, contains an existing detached dwelling and detached garages. The existing dwelling is a split level building that changes from two storey to three storey following changes in levels within the site.

The Proposal

1. The proposal comprises the erection of a replacement dwelling within the application site. The existing house and one of the existing garages would be demolished to facilitate the proposed development. The proposed replacement dwelling is a split level building that changes from single storey to two storey following changes in levels within the site.

Planning History

1. The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

Planning Policy

1. In terms of land use the application site is not designated for any site specific purpose but is located within a wider area of land classified as high landscape or coastal value and scenic significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains the following policies that are considered specifically material to the assessment of this current planning application.

1. General Policy 3 states:

"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);

• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);"

• (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." 7. Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential." 8. Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
• (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
• (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
• (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14." 9. Housing Policy 12 states: "The replacement of an existing dwelling in the countryside will generally be permitted unless:
• (a) the existing building has lost its residential use by abandonment; or
• (b) the existing dwelling is of architectural or historic interest and is capable of renovation. In assessing whether a property has lost its habitable status by abandonment, regard will be had to the following criteria:
• (i) the structural condition of the building;
• (ii) the period of non-residential use or non-use in excess of ten years;
• (iii) evidence of intervening use; and
• (iv) evidence of intention, or otherwise, to abandon." 10. 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, 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."

Representations

1. Bride Parish Commissioners object to the planning application on the basis they consider the proposed development to be a large building that would appear to be inappropriate for Bride and the surrounding area. They suggest that the existing property has historical value.
2. The Isle of Man Water and Sewerage Authority do not oppose the planning application.

Assessment

1. As highlighted earlier in this report there is provision for replacement dwellings on a one for one basis within the countryside under established planning policy. As such, the principle of a replacement dwelling is accepted and the main purpose of the planning application is to assess the site specific impacts of the proposal. To do this it is necessary to consider the proposal against the provisions of Housing Policy 14.
2. The proposed development is located entirely within the residential curtilage of the existing property and part of the footprint of the proposed replacement dwelling overlaps that of the existing dwelling, thereby satisfying that element of Housing Policy 14. As the proposed replacement dwelling ( 328 square metres) represents a increase in floor space over that of the existing dwelling ( 229 square metres) that element of Housing Policy 14 is also met. What is left to consider is the design of the proposed replacement dwelling.
3. The design of the proposed replacement dwelling is not traditional in form or design and therefore cannot be said to be in accordance with Policies 2-7 of the Planning Circular 3/91. However, Housing Policy 14 states that permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact. In terms of this the proposed replacement dwelling is considered to be innovative design. Externally it is finished in a mixture of mix of Manx stone, smooth painted render, vertical cedar wood cladding and natural slate roofing. It has the strong potential to be of high quality provided it is constructed to an appropriate high quality. As such, the quality of the proposed replacement dwelling is sufficient. It therefore remains necessary to consider whether it would result in adverse visual impact, something that is also a requirement of Environment Policy 2. In this respect it is noted that the ridge height of the proposed replacement dwelling ( 105.00 m ) is lower than the ridge height of the existing dwelling ( 105.18 m ). The visibility of the proposed replacement dwelling when approaching The Dog Mills from the south, which is arguably the most public viewpoint, is considered to be similar to that of the existing dwelling. After due consideration it is concluded that the impact of the proposed replacement dwelling on the surrounding area would not be significantly different to that of the existing dwelling, and any difference would not be to an extent that would justify opposition of the proposal. Overall, the proposed replacement dwelling is concluded to accord with the provisions of Housing Policy 14 .
4. As for other material considerations the proposed dwelling is positioned sufficiently distant from existing surrounding properties so as not to unduly affect private amenity. Access arrangements for the proposed development are not significantly changed from the existing situation and therefore concluded to be acceptable. Discussion between the applicant and the Isle of Man Water and Sewerage Authority has satisfied potential issues over a culvert running through the site and possibly flood risk.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Recommended Decision:

Permitted

Date of Recommendation: 27.02.2013

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

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates to drawing no.s 01, 1294701 and 129473 date stamped the 4th January 2013.

C 3.

Prior to the commencement of development the existing dwelling must be demolished.

C 4.

Prior to the commencement of development a landscaping scheme for the area of land that will result from the demolition of the existing dwelling must be submitted to and agreed in writing by the Planning Authority. 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 dwelling, 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.

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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

YES/NO