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APPLICATION FOR APPROVAL IN PRINCIPLE FOR THE CONSTRUCTION OF A REPLACEMENT DWELLING AT CORLEA FARM, BALLAMODHA, MALEW.
DESIGN AND PLANNING STATEMENT
August 2013
Hugh Logan Architects Bridge Court 10 Bridge Street Castletown Isle of Man IM9 1AX
| Received | 17 09 13 | 13 91094 |
| DEPARTMENT OF INFRASTRUCTURE PLANNING and BUILDING CONTROL DIVISION Town and Country Planning Act 1999 | ||
| Date any Officer Initials | ||
| Decision | ||
| Appeal |
1.0 Introduction 2.0 The Proposal 3.0 Access 4.0 Drainage 5.0 Planning Policy 6.0 Planning History and Precedent 7.0 Summary
1.1 This is a proposal for approval in principle to construct a replacement dwelling as a family home at Corlea Farm, Malew. In planning terms this is intended to replace an existing bungalow built as a tied dwelling adjacent to the existing farmhouse in the 1970's. In practice the applicants currently live in the farmhouse which they intend to dispose of with the majority of the farm, and wish to construct a new house for themselves to live in.
1.2 Approval to an application for lawful use of the bungalow as an independent dwelling, PA 12/603/LAW, was granted on 13 August 2012 (see Appendix D).
1.3 The existing bungalow is located to the east of a driveway which it shares with the farmhouse. The bungalow is visible from a number of places along the public highway (see Appendix A).
1.4 The applicant wishes to build a two storey oak-framed house in the new location. Detailed proposals for the house are provided for information only with this application. Whilst not indigenous to the Isle of Man, the design and construction method are 'traditional'. More information on this can be found at www.oakwrights.co.uk . It is intended that the construction be organised and finished by a local contractor and that the external walls be finished in timber cladding in accordance with the Oakwrights' 'Woodhouse' concept.
1.5 The gross external floor area of the existing dwelling is c.146 sqm. The gross external floor area of the proposed dwelling, although not the subject of this application, is 360 sqm., an increase of 157%.
1.6 The curtilage of the existing dwelling as indicated on drawing No. 1268-003 is c.868 sqm. The curtilage of the proposed dwelling is c.2973 sqm., commensurate with the intended size of the dwelling.
1.7 The existing dwelling has relatively low visual impact. Were it to be replaced in situ in accordance with the requirements of Planning Circular 3/91 this is very likely to result in a white painted two storey building of significant visual
impact. This would also have a much greater visual impact than the timber clad building the applicant intends to build.
2.1 It is proposed to relocate the dwelling from its current position in order to provide environmental improvement in terms of visibility, design quality and safety. The proposed location and new access road is shown on application drawing No. 1268-003.
2.2 The existing dwelling is of poor form and is visible from the main B39 road (see Appendix A) Were it to be replaced in its current restricted location between two access roads, it is likely to be with a taller building which would have greater visual impact, particularly if designed to accord with Planning Circular 3/91.
2.3 It is therefore proposed to locate the new dwelling c.90m to the west where it will be screened from view by existing trees between it and the B39 highway and by a line of younger trees running along the western boundary (see Appendix C). The latter will effectively screen the proposed dwelling from any views from the B41 road and nearby footpaths. The Corlea Farm complex is not visible at all from the A3 Ballamodha to Foxdale Road.
3.1 The existing bungalow currently shares a single vehicular access from the B39 highway with the farm and the farmhouse. This road is quite narrow at the access and for some distance either side of it (see Appendix B). The current arrangement of access roads to both the farm and the farmhouse passing either side of the existing bungalow is inherently dangerous for occupiers of the bungalow, especially families.
3.2 Following consultation with the Area Planning Officer, an application to form a new, separate access for the farm, PA 13/00506/B, was withdrawn on 12 August 2013.
3.3 The new proposal to locate the replacement dwelling away from the farm and farmhouse accesses will be much safer for occupants of the dwelling. This will provide the applicant with a site suitable for the construction of a family house.
4.1 Foul drainage will be dealt with either by making use of the existing septic tank which serves the bungalow or by a new bio-disc installation discharging either to a soakaway or to an existing water course to the south of the proposed dwelling. Appropriate tests will be conducted and consents obtained prior to submission of any subsequent detailed planning application.
4.2 Surface water drainage will be dealt with either by discharge either to a soakaway or to an existing water course to the south of the proposed dwelling. Appropriate tests will be conducted and consents obtained prior to submission of any subsequent detailed planning application.
5.1 The principal planning policy documents relating to this application are the Isle of Man Strategic Plan of July 2007 (the Strategic Plan) and the Area Plan for the South 2012/2013 (the Area Plan).
5.2 General Policy 3 of the Strategic Plan sets out a list of exceptions to the general principle that ‘development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan. Item (b) in this list concerns ‘the replacement of rural dwellings’ and gives rise to Housing Policies 12, 13 and 14.
5.3 Housing Policy 12 permits the replacement of an existing dwelling in the countryside 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. As neither of these conditions apply in this circumstance, it follows that replacement is permitted. 5.4 Housing Policy 14 sets out specific requirements for replacement dwellings in the countryside, as follows:
'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 be generally 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.'
5.5 In this particular case the applicants require a larger dwelling to move to from the farmhouse where they currently reside. This will result in an increase greater than the 50% generally permissible. The proposed re-siting of the dwelling will result in environmental improvement in terms of visual impact, design quality and safety. The proposed external materials, although not the subject of this application will have much less visual impact than a
replacement dwelling designed to accord with Planning Circular 3/91. It will be of high quality and will not result in adverse visual impact.
5.6 Furthermore, the proposal will replace an existing dwelling of poor quality with one of more traditional character.
5.7 Environment Policy 1 of the Strategic Plan seeks to protect the countryside for its own sake, in particular land which is outside [defined] settlements or which is not designated for future development. As outlined above, General Policy 3 which gives rise to Housing Policy 14, specifically allows for replacement of dwellings on unzoned land in the countryside. In any event, the proposal would not result in any harm to the countryside.
5.8 Environment Policy 2 of the Strategic Plan requires that within Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's). 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
In response to this requirement, the Planning Authority has prepared and issued Draft Planning Policy Statement (PPS) 2/09 – The Role of Landscape Character in Development. Within this, the Island is categorised into nine Landscape Types with related policy guidance for each. The category into which the site falls is Type D - 'Incised Inland Slopes'. The proposal does not contravene any of the ten specified points of policy guidance given and will not 'harm the character and quality of the landscape'.
5.9 The principles of Environment Policy 2 are enshrined para 3.4 and 3.22 of the Area Plan which makes reference to Key Views in the locality, none of which will be harmed by the proposal.
6.1 As referred to in para. 1.2, a planning application for lawful use of the existing dwelling, PA 12/603/LAW, was granted on 13 August 2012 (see Appendix D).
6.2 As referred to in para 3.2, a planning application to form a new, separate access for the farm, PA 13/00506/B, was withdrawn on 12 August 2013 following consultation with the Area Planning Officer who recommended that an application for approval in principle for the replacement of the existing dwelling be made.
6.3 A planning application for approval in principle to erect a replacement dwelling at Ballacree, Churchtown, Lezayre, PA 08/01001/A, was approved on first consideration on 31 July 2008 and on appeal by a third party on 23 December 2008 (see Appendix E). Part of the basis for this approval was that replacement of the dwelling on the original footprint would result in the removal of existing mature trees which were already causing damage to the existing building, and that relocation would therefore result in environmental improvement.
6.4 A detailed planning application for a replacement dwelling in a new location at Gibdale Farm, Bayrauyr Road, St Marks, PA 09/00703/B, was granted on first consideration on 21 July 2009 (see Appendix F). Part of the basis for this approval, as stated in the Planning Officer’s Report and Recommendation was that, ‘there are significant benefits from the proposal in terms of a much better design [than a previous application], more sensitive siting and whilst the dwelling would be taller, it would be a more pleasant building visible in the landscape’.
6.5 A detailed application for a significantly larger dwelling at Bridge Nurseries, Braaid Road, St Marks, PA 07/02085/B, was approved on first consideration on 31 January 2008 (see Appendix G). Part of the basis for this approval, as stated in the Planning Officer’s Report and Recommendation was that, ‘there will be some environmental gain by both the replacement of the existing
dwelling and outbuildings and the setting of the dwelling is more in keeping with a larger dwelling, there would be no adverse impact from the erection of a larger dwelling in a slightly different location and that the application should be permitted.' The Officer's Report also noted that, 'The applicant has provided an amended site plan which limits the residential curtilage to the area immediately surrounding the dwelling in a slightly different location and that the application should be permitted'.
6.6 A detailed application for a significantly larger dwelling at Shilley Aallin, Llergydoo, Peel, PA 10/00225/B, was approved on first consideration on 30 April 2010 (see Appendix H). Part of the basis for this approval, as stated in the Planning Officer's Report and Recommendation was that, 'The applicant has considered a traditional design [following Planning Circular 3/91] however this proved to result in a significant increase in the visual impact over the current situation', and that 'the existing dwelling is finished with white painted render whereas the proposed dwelling would be finished in a more muted palette of materials'.
7.1 This is a proposal for approval in principle to construct a replacement dwelling as a family home at Corlea Farm, Malew. In planning terms this is intended to replace an existing bungalow built as a tied dwelling adjacent to the existing farmhouse in the 1970's. In practice the applicants currently live in the farmhouse which they intend to dispose of with the majority of the farm, and wish to construct a new house for themselves to live in.
7.2 The applicant wishes to build a two storey oak-framed house in the new location. Detailed proposals for the house are provided for information only with this application. Whilst not indigenous to the Isle of Man, the design and construction method are 'traditional'. It is intended that the construction be organised and finished by a local contractor and that the external walls be finished in timber cladding in accordance with the Oakwrights' 'Woodhouse' concept.
7.3 It is proposed to relocate the dwelling from its current position in order to provide environmental improvement in terms of visibility, design quality and safety. The proposed location and new access road is shown on application drawing No. 1268-003.
7.4 The existing dwelling has relatively low visual impact. Were it to be replaced in situ in its current restricted location between two access roads, and in accordance with the requirements of Planning Circular 3/91 this is likely to result in a white painted, two storey building of significant visual impact when viewed from the B39 road and the surrounding countryside. This would also have a much greater visual impact than the timber clad building the applicant intends to build.
7.5 The new proposal to locate the replacement dwelling away from the farm and farmhouse accesses will be much safer for occupants of the dwelling. This will provide the applicant with a site suitable for the construction of a family house.
7.6 It is therefore proposed to locate the new dwelling c.90m to the west where it will be screened from view by existing trees between it and the B39 highway and by a line of younger trees running along the western boundary. The latter will effectively screen the proposed dwelling from any views from the B41 road and nearby footpaths.
7.7 The proposal complies with the requirements of Strategic Plan General Policy 3, Strategic Plan Environment Policies 1 and 2, and Strategic Plan Housing Policies 12 and 14.
7.8 The proposal complies with the requirements of the Area Plan insofar as it relates to Strategic Plan Environment Policies 1 and 2. It will not harm the quality and character of the landscape.
7.9 PA 08/01001/A sets a precedent for approval to the relocation of a replacement dwelling where this would result in environmental improvement as would result from this proposal.
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