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Application No.: 14/01360/B Applicant: Moire Turner Proposal: Erection of a replacement dwelling with detached garage, extension of residential curtilage and formation of new access onto highway Site Address: Wheatcroft Ballaragh Laxey Isle Of Man IM4 7PW Case Officer : Mr Chris Balmer Photo Taken: 10.12.2014 Site Visit: 10.12.2014 Expected Decision Level: Planning Committee
THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE AS THE APPLICATION COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN AND IS RECOMMENDED FOR APPROVAL.
1.0 THE SITE - 1.1 The application site is the curtilage of the Wheatcroft, Ballaragh, Laxey which is a two storey detached traditional farmhouse styled property with three upper windows over a central door way which is flanked by single windows either side. The north-western gable end of the property directly faces the Ballaragh Road which runs along the north-western boundary of the site. - 1.2 There is currently no vehicular access to the site, only pedestrian access, therefore the dwelling relies on the Ballaragh Road for parking provision. - 1.3 To the south-west of the existing site is a parcel of land which is designated for residential development (Area 19) under the Laxey and Lonan Local Plan. To the south of the site is Ballaragh Old Farmhouse and Ballaragh Barn which recently gained planning approval (PA 14/00809/B) to be converted to a new dwelling. Running between these two properties is a public footpath which runs past the front of the barn in a easterly direction where there are open fields which stretch down to the coast road. Views of the sea are possible from the site.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of a replacement dwelling with detached garage, extension of residential curtilage and formation of new access onto highway. - 2.2 The new dwelling appears as a single storey property traditional in style from Ballaragh Road, much like a traditional Manx cottage. However, due to the sloping nature of the site the rear elevation (facing towards the Coast Road) would be a full two storey dwelling. The proportion and form of this rear elevation is also traditional; however, the
3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is partly within an area zoned as "Predominantly Residential" and partly within an area of "High Landscape Value and Scenic Significance" all identified on the Laxey and Lonan Area Plan 2005. The site is not within a Conservation Area. - 4.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 4.3 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 4.4 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:
4.5 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
4.6 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:
4.7 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(1), 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."
5.0 REPRESENTATIONS - 5.1 Highway Services do not oppose (received on 17.12.2014) - 5.2 Lonan Parish Commissioners recommend approval (received on 12.12.2014).
6.0 ASSESSMENT - 6.1 As identified within the policy section of this report the site lies partly within an area designated for residential use and partly outside in an area of High Landscape Value and Scenic Significance which is not designated for development. The current dwelling and garden associated with the dwelling are within the land use designation of residential use, but the proposal extends that area into the countryside.
6.3 The key considerations are the position, form, proportion, design and size of the new dwelling and the extension of the residential curtilage to accommodate the proposed dwelling and new garden. It should be noted that the existing curtilage of the site would not be able to provide an acceptable level of off road parking and turning provision. Whilst some could be provided it would likely require the entire garden of the property to do so. Due to the size of the required parking spaces and turning provisions the proposed dwelling has been set back into the site. This has consequently resulted in the garden also being pushed back into the site. Due to this the proposed parking/turning area, entranceway and double garage would be within the existing curtilage, whilst the new dwelling and garden would be outside. - 6.4 In relation to the proposed dwelling, as indicated within the proposal section of this report, the dwelling in terms of proportion, form and finish is of a traditional Manx property. From the Ballaragh Road the proposal would appear as a single storey Manx cottage whilst from the Coast Road the proposal would appear to be traditional in form and proportion, albeit with a more contemporary window fenestration. - 6.5 In terms of planning policy the proposal falls between General Policies 2 and 3 and Housing Policy 14 due to the land use designations of the site. If considering General Policy 2 it is considered the proposal would meet the requirements given the position, form, proportion, design and size are appropriate within the street scene and the site. - 6.6 If considering Housing Policy 14, this policy sets out that replacement dwellings in the countryside should be no more than 50% larger in terms of floor area than the dwellings which they replace and should be designed in accordance with Planning Circular 3/91. - 6.7 In this case the existing dwelling has a floor area of approximately 130.6 square metres, whereas the proposal would have a floor area of 300 square metres which equates to an approximate 130% increase in floor area over the existing property. Accordingly, using this calculation it could be considered the application fails Housing Policy 14. However, this is not an automatic reason for refusal of the planning application as Housing Policy 14 goes on to state that consideration may 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. - 6.8 The existing dwelling, given its design, finish and appearance, is not considered to be a dwelling of poor form and whilst the proposed dwelling is of traditional form, it is not considered to be of a more traditional character. In terms of the second exception for a larger dwelling the dwelling given its size increase would not have less visual impact. Accordingly, the proposal would fail these aspects of Housing Policy 14 also.
6.9 However, as indicated previously, the site is part residential and therefore it could be considered that Housing Policy 14 need not be as strictly imposed compared to a dwelling within the open countryside. - 6.10 At this stage it is perhaps most important to consider the setting of the site and how the proposed dwelling and curtilage would fit in the area. The scheme proposes the majority of the new dwelling being setback from the Ballaragh Road and projecting into land not designated. Normally this would raise significant concerns due to the encroachment of development into the countryside. However, in principle it is considered appropriate on this site. It is important to note the character and positions of dwellings within the settlement of Ballaragh. Dwellings run along both sides of the Ballaragh Road and are made up of a variety of sizes, types, designs, ranging from very traditional Manx farm/cottage dwellings through to more modern 1970's/80's properties. - 6.11 Consideration should also be given to the projection or setback of a number of properties along the eastern side of the Ballaragh Road where the application site can also be found. There are a number of properties along Ballaragh Road which have a similar curtilage and some properties are positioned in a similar setback position as the proposed dwelling. Such properties include Cleckheaton and Hillside to the northeast and Ballaragh Barn, Ballaragh Old Farm House, Sea Dawn, Gwendra and Thie Eirinagh to the southwest of the site. Essentially, the proposed dwelling would be located between the neighbouring properties of Hillside and Ballaragh Barn whose curtilage extends to a very similar position to what is being proposed. In terms of the visual impact of this curtilage extension the key view is from the Coast Road which is located below the site to the east. From the Coast Road the site/area is mainly screened from view due to the topography of the land. However, there are views immediately to the east of the site where the topography lowers sufficiently and the site and the area of Ballaragh Barn is apparent. It is from these passing views where the proposed dwelling and curtilage would be most apparent. It should be noted these views look up at the site and are more distant views. The dwelling from this location would fit well with the existing properties along the Ballaragh Road, and whilst there would be a greater level of built development on the site compared to the existing, it is considered the proposal would blend within the existing dwellings of the Ballaragh settlement. - 6.12 Views from the Ballaragh Road would be mainly limited to the front elevation which is single storey in height. The proposal would have a traditional Manx cottage appearance and would be very in keeping with the area. Fronting the property is the proposed double detached garage. Again along the Ballaragh Road there are examples of similar garages which front the dwelling they serve. The neighbouring property Hillside is one such property with this arrangement. - 6.13 Overall, whilst the proposal would contravene Housing Policy 14, this policy is not strictly applicable. The proposal would be at odds with General Policy 3, but it is considered that the breach of this policy, with regard to the extension of curtilage into the countryside is relatively minor. The proposal would comply with General Policy 2. The dwelling would sit well within the site and would be a visual improvement to the area whilst providing a property with adequate off road parking and an increased level of living standards. The dwelling in terms of its design, form, proportion, finish and siting would not result in an adverse feature within the street scene or the countryside and therefore would fit well within the settlement of Ballaragh complying with Environment Policies 1 & 2.
7.0 RECOMMENDATION - 7.1 In view of the favourable conclusions set out above in respect of the key issues, it is recommended that the planning application be approved subject to the conditions listed.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation Recommended Decision: Permitted Date of Recommendation:
24.04.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
This approval relates to drawings reference numbers 1, 2A, 3, 4, 5 and 6 received on 28th November 2014 and 12th February 2015.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : ……PER…… Committee Meeting Date:…05.05.2015 Signed :………C BALMER……….. Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph).
YES/NO
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