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Application No.: 15/00458/B Applicant: Mr David & Mrs Carole Dean Proposal: Erection of a replacement dwelling (amendment to PA 13/91534/B) Site Address: Baldromma Christian Ballamenagh Road Baldrine Isle Of Man IM4 6AG Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is Baldromma Christian, Ballamenagh Road, Baldrine, Lonan. The site comprises a large traditional dwelling that has been extended. The original dwelling has three storeys and has had later single storey extensions, including a swimming pool, to the side. The dwelling is detached and set back from the road behind a field. It is accessed via a long entrance drive. The dwelling forms part of a small complex of buildings in the same ownership including a large stone barn, outbuilding and shed. There is an equestrian manege behind the stone barn on the south east side of the site. The front of the house is partially screened by a number of mature trees on the boundary of the front garden. The site and buildings are otherwise surrounded by open countryside. There is a small dwelling (Ash Tree Cottage) to the south side of the entrance drive. This is within the same ownership as the main house and buildings.
2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the erection of a replacement dwelling (amendment to PA 13/91534/B). - 2.2 The applicant has previously stated that one of the primary drivers for the new dwelling is to provide much better internal accommodation. The applicant says that the existing dwelling suffers from low ceiling heights and small rooms, and the accommodation is thus compromised and not commensurate with a house or plot of this size.
3.0 PLANNING HISTORY - 3.1 The site has the following relevant planning history:
13/91534/B - planning approval granted for erection of a replacement dwelling with garage block and remedial work to existing barn and outbuilding. 12/01177/B - planning approval granted for alterations and three storey extension. 09/02064/B - planning approval granted for alterations and three storey extension. 05/00681/B - planning approval granted for outdoor equestrian arena. 01/00400/B - planning approval granted for alterations and extension to create swimming pool, plant room, and changing facilities. 99/00690/B - planning approval granted for creation of tennis court.
4.0 PLANNING POLICY - 4.1 The site is within the countryside for the purposes of the Isle of Man Development Scheme (Development Plan) Order 1982. The site is also within an Area of High Landscape or Coastal Value and Scenic Significance. - 4.2 The following policies in the Isle of Man Strategic Plan 2007 are relevant: - 4.3 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:
4.4 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.' - 4.5 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:
4.6 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.'
4.7 Circular 3/91 'Guide to the Design of Residential Development in the Countryside' applies. Of particular reliance is the following extract: 'The larger house standing in its own grounds
In addition to the simple country dwelling on farms and settlements described above, there are also occasional grander houses which were built for the more affluent.
Many characteristics of these larger houses are similar to those already described, having white rendered simple forms topped by gable ended slate roofs, end chimneys and symmetrical main facades. Plans later became double room depth and more square in proportions.
The larger house did however introduce additional features. These were related to the use of more fashionable and sophisticated architectural motives and decoration. Classical elements such as roof parapets, cornices, string course and later more romantic features such as medieval style battlements. Window drip mouldings are found in some country houses as well as their town counterparts. The execution of these details of invariably in cement render, the common external material of the period.'
5.0 REPRESENTATIONS - 5.1 Lonan Parish Commissions - recommends approval (received on 22.01.2014). - 5.2 Highways Services - no objection (received on 23.01.2014).
6.0 ASSESSMENT - 6.1 Firstly, it is important to note that the proposed application is very similar to the recently approved scheme 13/91534/B. The main alterations include;
6.2 Theses alterations in terms of the significant size of the previous approved overall scheme are minimal. However, given there is no provision for the Planning Directorate to make amendments to previously approved scheme the application needs to be considered afresh. However, significant material planning weight is given to the recently approval. Whether replacement of the dwelling is acceptable in principle - 6.3 General Policy 3 (d) and Housing Policy 12 of the Strategic Plan provide for the replacement of dwellings in the countryside as an exception to the usual controls on new development in the countryside. The proposal satisfies the first part of Housing Policy 12 in that the existing dwelling is still in residential use and has not been abandoned. In terms of the second arm of the policy, the existing dwelling is considered to have architectural and historic interest. The original dwelling is of an attractive and traditional design. It has been somewhat compromised by the later single storey extension which is not particularly
6.10 The applicant intends to incorporate energy conservation measures in the design of the new dwelling, which is welcomed. - 6.11 The submission includes the removal of which appear to be a mature sycamore and a eucalyptus trees. The mature tree along the northern boundary would be unfortunate to loss; however, the site does benefit from a number of trees and therefore its loss is not considered significant to the visual amenities in this case. Conditions should be attached for the retention and protection of existing trees indicated to the retained within the site.
7.0 RECOMMENDATION - 7.1 It is considered given the proposed dwelling in the main has been approved recently, and the changes being rather minor in terms of the scale of the development once again it is considered the application is acceptable and therefore it is recommended that the application is approved.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:
"With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order".
Recommendation Recommended Decision: Permitted Date of Recommendation:
10.06.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
This approval relates to drawings reference numbers P10-100, P10-01, P10-02, P10-03, P1004, P10-05, P12-01, P12-02, P12-03, P12-04 and P12-05 all received on 28th April 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 10.06.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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