14 June 2010 · Committee
Kafue Cottage, St. Judes Road, Sulby, Isle Of Man, IM7 2es
This application sought permission to erect a replacement dwelling at Kafue Cottage, St Judes Road, Sulby, on the Isle of Man. The Planning Committee refused the application on 14 June 2010. The committee found that the proposed replacement would be substantially larger in floor area and considerably taller than the existing dwelling. This would create a much more prominent and isolated building within the landscape, with a larger residential curtilage, causing significant harm to the visual amenities of the area. A second reason for refusal was the lack of adequate drainage information. The site sits in an area recognised as particularly sensitive to surface water drainage, and the applicant did not submit sufficient evidence to show the development would avoid flooding or prevent increased flooding to nearby land and watercourses.
The Planning Committee refused the application for two reasons. First, the replacement dwelling would be substantially larger and taller than the existing cottage, creating a more prominent and isolated building that would harm the visual character of the landscape. Second, the applicant did not provide enough information to show the development would not cause or worsen flooding in an area already recognised as sensitive to surface water drainage.
Refusal Reasons
Housing Policy 14
Housing Policy 14: 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 buildi ng 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 27 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for bui ldings 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. 8.11.3 It is unlikely that permission will be given for permanent replacement of dwellings which were never intended to have a permanent residential use, such as chalets and other structures built of materials for only temporary or seasonal use. 8.12 Extensions to Residential Property 8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a gener al presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. (3) Floor Space is defined in Appendix 1 (1) Floor Area is defined in Appendix 1 8.12.2 Extensions to properties in the countryside As there is a general p olicy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be ac ceptable where these destroy the existing character of the property. In the case of non -traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable . It may be preferable to consider the redevelopment of non -traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.
Environmental Policy 7
