Officer Report

Application No.: 15/00730/B Applicant: Mr Tommy & Mrs Michelle Quinn Proposal: Erection of a replacement dwelling Site Address: Primrose Lodge Slieau Lewaigue Lewaigue Ramsey Isle of Man IM7 1BH Case Officer : Mr Chris Balmer Photo Taken: 20.07.2015 Site Visit: 20.07.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site represents Primrose Lodge, Maughold comprises of a two storey dwelling and a two storey traditional Manx stone barn which has been converted. The site is located on the western side of the A2 and south of Ramsey.

2.0 THE PROPOSAL - 2.1 This application seeks approval for the erection of a replacement dwelling. The new dwelling would be part single, part two storeys and traditional appearance and replicate the existing dwelling. The dwelling has an overall width of 20 metres, a maximum depth of 12.4 metres and a maximum height of 7.8 metres. The southern single storey aspect of the existing dwelling is to be retained. However, all other aspects of the dwelling are to be demolished.

3.0 PLANNING HISTORY - 3.1 The following previous planning applications, in chronological order, are considered relevant in the assessment and determination of this application: - 3.2 Change of use of garage into a beauty salon - 08/00835/C - APPROVED - 3.3 Alterations and erection of extensions - 08/02083/B - APPROVED - 3.4 Replace garage doors with uPVC french doors -08/01751/B - APPROVED - 3.5 Alterations and extension to garage - 06/00944/B - APPROVED - 3.6 Amendment to an existing bank - 06/00758/B - APPROVED - 3.7 Erection of garage - 05/00382/B - APPROVED - 3.8 Single storey extension on rear elevation - 04/01921/B - APPROVED - 3.9 Extension to side of dwelling including conservatory - 03/00492/B - APPROVED

- 4.0 PLANNING STATUS

4.1 The application site is within an area designated as being an area of 'woodland' not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but it is within an area zoned as 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:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage.'

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:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential.'

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.'

5.0 REPRESENTATIONS - 5.1 Maughold Commissioners make the following comments (received on 20.07.2015): "The Commission has no objection to the proposals as indicated. Notwithstanding this, they wish the following comments to be considered by the Planning Officer and Committee:

Members note the increase in size of the proposed new dwelling, but also note that a dwelling of similar size has been approved in previous years. The intention to retain the character of the current dwelling is also recognised.

Any works to hedgerows which are permitted by the Department to modify line of sight must be carried out precisely as indicated in the approval documents.

Members note the significance and visual importance of the location of the Primrose Lodge site in the landscape, with Barrule dominant in the higher uplands to the rear and the rolling landscape falling to Maughold Head and the sea beyond. They request that all is done by the applicant to retain the character of this landscape and that no actions are taken to damage/remove protected hedgerows or established trees at the site without permission. Perhaps a condition indicating that permission must be sought from the Department prior to any hedge or tree removals could be included in any approval."

5.2 Department of Infrastructure - Highway Services have no objection (received on 30.07.2015).

6.0 ASSESSMENT - 6.1 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 commencement of application 08/02083/B, which was for a two storey side extension, similar to the extension to the northern gable of the main dwelling now proposed. The works did commence; however, it was found that the property had considerable defects which halted works. Notwithstanding, it still remains an attractive building, albeit not of such quality to warrant it retention.

6.4 As indicated previously, planning approval was granted in 2008 for an extension which consisted of a two storey side extension, which would have a width of 7 metres, a depth of 9.5 metres and a ridge height of 7.6 metres. Additionally, the application proposes the erection of a rear conservatory to the rear of the proposed extension. This conservatory would have a rear projection of 5.6 metres, a maximum width of 8 metres and a ridge height of 4 metres. Overall, the extension approved under this previous application equated to a 54% increase of the existing floor area. The new application results in a slightly smaller dwelling than what would have resulted if the approved works of 08/02083/B where completed, albeit, very similar in appearance, form, design and finish. - 6.5 Overall it is considered acceptable in principle to replace the existing dwelling.

6.6 The new dwelling would occupy a very similar footprint to the existing dwelling. According to the applicant, the existing dwelling has a floor area of 226.4 square metres. The new dwelling would have a floor area of 324.3 square metres, which would represent an increase of 43% increase, which is 9% decrease over the previously approved application 08/02083/B. Accordingly, in terms of the first aspect of Housing Policy 14 the proposal would accord with the policy. - 6.7 In terms of the design, the proportion and form of the existing and proposed are of a traditional Manx farm house. However, two full height, traditional bay windows have been added historically and this new proposal would replicate these again. The remaining of the works, especially form the front elevation, is traditional in terms of proportion, form, finish and deign and almost identical to what has previously been approved. For these reasons it is considered that the character and appearance of the area and wider countryside would be preserved and the design of the new dwelling is considered acceptable. Other considerations - 6.8 The site has no immediate neighbours whose amenity would be adversely affected by the proposals. - 6.9 The proposal raises no substantial highway issues with traffic generation from the site unlikely to be affected once the development is complete. - 6.10 The originally submitted application plans did not show clearly what the curtilage of the dwelling was to be. this has now been clarified in plans received on 25 August 2015.

7.0 RECOMMENDATION - 7.1 It is considered given the proposed dwelling in the main is almost identical to the existing and also benefits from recent planning approval for works which would have resulting in a greater level of built development on the site, 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:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

"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: 20.08.2015

Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

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.

• C 2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
• C 3. No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Planning Department and these works shall be carried out as approved. Details of the soft landscaping works include details of the roadside boundary hedgerow which may be affected by the visibility splay improvement to the north of the entrance. Should any part of this hedgerow be removed a replacement is required and details should be included on the submitted landscape plan. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, 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. Details of the hard landscaping works include footpaths and hard surfacing materials which should be dark in colour and any fencing. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted. Reason: To ensure the provision of an appropriate landscape setting to the development.

This approval relates to drawings reference numbers PTA-164-05, PTA-164-09, PTA-164-11 and PTA-164-12 received on 30th June 2015 and PTA-164-01 and PTA-164-10 REV A received on 25th August 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Head of Development Management.

Decision Made : Permitted Date : 26.08.2015 Determining officer

Signed : J CHANCE. Jennifer Chance Head of Development Management