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The site represents Gibdale Farm, a small farm holding situated to the north of the Bayrauyr (B30) highway which links St. Mark's with the A3 Ballamodha Straight. The site accommodates a small group of buildings accessed by a lane/driveway from the B30. The lane heads northwards from the main road past a new agricultural building on the western side, the farm dwelling and an associated barn which has been converted to additional living accommodation (see below). The lane continues to the north west to a renovated cottage which is now separate from Gibdale Farm.
The existing farm dwelling has been formed through the extension of a traditional, modest cottage with two single storey modern additions which lead off in an easterly direction. The result is a strange and not particularly attractive mixture of buildings which may be seen from the east as one approaches the site from St. Mark's village. The barn is a larger and taller building to the west.
The site lies within an area of "white land" on the Isle of Man Planning Scheme (Development Plan) Order 1982 - that is, not designated for development but to be used for agricultural use or open space.
The following applications have been submitted in respect of this site:
Proposed now is the replacement of the dwelling. The new dwelling will not be built on the footprint of the existing dwelling as the applicant would wish to continue living in the existing dwelling until the new dwelling is ready for occupation. Also, they suggest that by moving the new house it will be less visible, the site is level and it will be sheltered behind an existing tree line. The new site is also slightly lower in level.
The new dwelling will have a footprint of 235 square metres which is more compact than the existing (330 sq. m) and an overall floor area of around 450 sq m compared with the existing of 380 sq. m. The previously proposed dwelling involved a dwelling with a footprint of 365 sq. m and a total floor area of 777 sq m.
The dwelling is designed as a traditional two storey house with a frontage of 12m (compared with the 11m described in Planning Circular 3/91 as the frontage of a typical modest Manx cottage) with a projecting Manx stone two storey annex and two single storey annexes on each side of the main block. To the rear is a two storey annex which will accommodate a garage at ground floor level and living accommodation above. The building has a traditional chimney stack on each gable and a natural slate roof. The windows are all either vertically proportioned or wider apertures with a vertical glazing pattern within. The building will be taller than the existing which is mainly single storey with the original cottage having an upper floor but of limited ceiling height. The new dwelling will be 9m in height with reasonable ceiling heights and a roof pitched at 35 degrees which allows a limited amount of accommodation within the attic.
Department of Transport Highways and Traffic Division indicate that they do not oppose the application.
Malew Parish Commissioners do not object but suggest that the property should be tied to the farm and have concerns that the proposal conforms to the guidelines as laid down by the Department. They do not specify which guidelines.
The Inspector reporting on the previous application describes the existing dwelling buildings as "disjointed, sprawling, architecturally unpleasing and suffer from damp, timber defects and structural movement". He found that whilst the proposed dwelling included some traditional elements, it would be much higher than the existing, bulky, too high and likely to be visually obtrusive in the landscape, contrary to the objectives of planning policy (Housing Policy 14 of the Strategic Plan).
Housing Policy 14 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 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 generally, 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 which involves the replacement of an existing dwelling of poor form with one or more traditional character, or where, by its design and or siting, there would be less visual impact."
In this case, the new dwelling would be sited so that it is less intrusive due to existing trees and a slightly lower level and in terms of floor area is only marginally larger than the existing and well within the size constraints imposed by Housing Policy 14. There are significant benefits from the proposal in terms of a much better design, more sensitive siting and whilst the dwelling would be taller, it would be a more pleasant building visible within the landscape.
As such, the proposal is considered to accord with Housing Policy 14 and is recommended for approval. As the existing house to be replaced has an agricultural occupancy tie imposed upon it, the same should be applied to the new dwelling and the applicants indicated in the previous application that they had no objection to this.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 23.06.2009
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 permission relates to the erection of a replacement dwelling as shown in drawings 931.10, 931.11, 931.12, 0801C and the site and location plans all received on 28th April, 2009.
C 3.
The existing dwelling must be demolished within one month of the new dwelling becoming available for occupation, and all material removed from site and the site of the buildings planted or seeded.
C 4. The dwelling may be occupied only by a person or persons engaged or last engaged solely in agriculture; or a widow or widower of such a person, or any resident dependants.
C 5. The windows in the dwelling must be installed as shown in the approved plans and retained as such unless otherwise approved in writing by the Planning Authority.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : 17 July 2009
Signed : [Signature] Senior Planning Officer
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