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The application site comprises the curtilage of a dwelling and number of redundant stone and pre-fabricated outbuildings at Ballacaroon Farm, Mount Rule, Braddan. The dwelling, which is currently unoccupied, is located directly adjacent to the road.
The proposed development comprises the demolition of existing and erection of a replacement dwelling and renovation of existing barns to form a single dwelling.
The planning application is being considered by the Planning Committee due to the increase in floor space it proposes.
The application site has been the subject of a number of previous planning applications, a number of which could be considered specifically material to the assessment of this current planning application:
Planning application 98/01235/A sought planning approval in principle for the erection of a replacement dwelling on the application site. This previous planning application was approved on the 24th November 1998. This planning approval was not implemented.
Planning application 99/00097/A sought planning approval in principle for demolition of buildings to create four building plots on the application site. This previous planning application was refused on the 14th June 1999.
The application site has been the subject of a number of previous planning applications, a number of which could be considered specifically material to the assessment of this current planning application:
Planning application 98/01235/A sought planning approval in principle for the erection of a replacement dwelling on the application site. This previous planning application was approved on the 24th November 1998. This planning approval was not implemented.
Planning application 99/00097/A sought planning approval in principle for demolition of buildings to create four building plots on the application site. This previous planning application was refused on the 14th June 1999.
Planning application 06/01535/A sought planning approval in principle for the erection of a replacement dwelling, renovation of existing stone barn and access improvements on the application site. This previous planning application was refused on the 3rd January 2006.
Planning application 07/00540/A sought planning approval in principle for the erection of a replacement dwelling and renovation and extension to existing stone barn on the application site. This previous planning application was approved on the 13th July 2007.
Planning application 09/01154/REM sought planning approval for the reserved matters for the erection of a replacement dwelling and conversion of outbuildings to guest accommodation and garaging on the application site. At the time of writing this planning application was pending consideration, although it is pertinent to note that due to the wording of the conditions of imposed on 07/00540/A and the outcome of a recent appeal decision for a different reserved matters application on a different site that this planning application is likely to be viewed as out of time and invalid.
Braddan Parish Commissioners have no objection to the planning application. The Department of Infrastructure Highways Division do not oppose the planning application. The Isle of Man Water and Sewerage Authority do not oppose the planning application.
In terms of local plan policy, the application site is located within a wider area of land that is designated as open space (agricultural) under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991 – Plan No. 2.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains a number of policies that are considered specifically material to the assessment of this current planning application.
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Such conversion must:
Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.
Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
"The replacement of an existing dwelling in the countryside will generally be permitted unless:
In assessing whether a property has lost its habitable status by abandonment, regard will be had to the following criteria:
"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 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."
The planning application seeks planning approval for the erection of a replacement dwelling and renovation of existing barns to form a single dwelling. The proposal was the subject of pre-application discussion with the applicant's agent and the application site has been visited as part of the assessment of the planning application.
It can be seen that in terms of principle there is provision for the replacement of existing dwellings and conversion of redundant buildings in the countryside through planning policy contained with the Isle of Man Strategic Plan 2007. As such, the general principle behind the proposed development is acceptable and therefore the main purpose of the planning application is to assess the site specific impact and acceptability. In terms of these the two main planning policies to consider are Housing Policy 11 and Housing Policy 14.
In respect of the renovation of the existing barns it is considered that this part of the proposed development accords with the provisions of Housing Policy 11. These buildings are clearly redundant, they are substantially intact, they are of architectural interest, and they are large enough to readily convert. A structural engineer's report suggests that although it may be costly to do so there is no reason why the existing buildings proposed to be retained could not be renovated in accordance with the proposed development. The incorporation of the buildings into a residential development would not be harmful to surrounding properties and there is no known reason why services could not be readily supplied.
When assessing the proposed replacement dwelling it is necessary to have regard to the provisions of Housing Policy 14. A key part of this policy is the increase in size that a planning application proposes. In this instance the existing dwelling has a floor area of approximately 225 square metres and the proposed dwelling a floor area of approximately 584 square metres, with the new dwelling linked to the converted barns to form one overall dwelling. Housing Policy 14, which has been the subject of previous extensive discussion, allows consideration to be given to larger dwellings 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. In addition to that allowance it is also necessary to take account of the previous approval in principle planning application (07/00540/A) that granted approval and therefore accepted the principle of a larger dwelling on the application site. The replacement dwelling shown within that previously approved planning application had a floorspace of approximately 670 square metres.
It is considered that the acceptance of a larger dwelling on the application site established by this previous planning application carries significant weight on the assessment of the current proposal, as this previous planning application considered the site specific impact of development on the application site. As well as looking at the site specific impact the granting of that previous planning approval has to be reasonably accepted as giving subsequent applicants substantive belief that the erection of a larger replacement dwelling on the application site was acceptable. On that basis there are grounds for allowing development of the size proposed by the current planning application, although it is still necessary to consider the design and impact on amenity.
The design of the proposed dwelling is essentially traditional with the side extension designed to look like an attached barn building. The renovated barn is offset from the new build element of the proposal to create a courtyard form of development. Such arrangement is considered to be an attractive and suitably traditional form of development within a rural setting that works well within the application site. The proposal sees the main part of the dwelling moving approximately 18 metres from the existing roadside position, although part of the barn style wing extension does overlap the position of the existing dwelling. The repositioning of the dwelling away from the existing roadside position allows vehicular visibility from the site onto the public highway to be significantly improved, as the current position of the existing dwelling effectively prevents any real visibility to the right when exiting the site. The proposal also includes a detailed landscaping scheme for the overall site and the courtyard area, which serves to produce a higher quality development that should hopefully add value to the area. The site in its current form is somewhat unsightly and unattractive, although probably not to an extent that could be dealt with under local authority powers. Nevertheless, one benefit of the scheme would be the general tidying up of the appearance of the application site and thereby the amenity of the area. Whilst general tidying the site would not require planning approval in itself it is a reasonable assumption that incentive to do so without any gain is unlikely to happen. In some respects the proposed development could be said to represent a visual improvement. Given its location and position relative to existing surrounding properties the proposed development does not cause undue harm to private amenity.
Overall, it is concluded that the basis for allowing a larger replacement dwelling on the application site has been established by the approval of a previous planning application. Through design and the re-use of redundant outbuildings the proposed dwelling is an imaginative way of achieving an acceptable form of larger dwelling in the countryside. It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Braddan Parish Commissioners; and
The Isle of Man Water and Sewerage Authority.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division.
Recommended Decision: Permitted
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 drawing no.s SC1185-P/10/01, SC1185-P/10/02, SC1185-P/10/03, SC1185-P/10/04, SC1185-P/10/05, SC1185-P/10/06, SC1185-P/10/07, SC1185-P/12/01, SC1185-P/12/02, SC1185-P/12/03, 600.200 and 600.201 date stamped the 7th January 2011.
The landscaping scheme detailed within drawing no.s 600.200 and 600.201 date stamped the 7th January 2011 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.
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: _________________ Authority Meeting Date: 3/3/11
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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