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extensions of the existing bungalow, and this amounted to closer to 467 sq. m of space compared with the 400 referred to in the condition. I assured both parties that the reference to 400 sq. m was to refer to the approved floor area in that approval and had been measured by myself. If this turned out to be more, when measured more accurately, then it is the larger amount of floorspace which would be relevant as the condition refers not only to the floor area but also the approved scheme. As such, the 400 sq. m referred to in the condition was to relate to the amount of floor area previously approved and as this is actually more than 400 sq. m this higher level of accommodation should be accepted as the amount of accommodation permissible. The external floor area has been remeasured and is 494 sq m including all habitable attic and basement space. ## The Proposal Now proposed are the matters reserved from that approval in principle. Following discussions with the applicant, the scheme has been amended and the application relates to drawings WL/09/1118/2, -/3 and -/1 all received on 4th June, 2009. The drawings indicate the creation of visibility splays at the entrance of the site from the lane, through the lowering of the roadside bank to no higher than 1.05 m . The curtilage of the new dwelling is shown as being formed by Manx banks, as required by the condition. High Bank is shown with a dotted line and indication given that this will be demolished in line with the conditions and the land reverted back to agricultural use thereafter. The finished ground floor level is equal to the level of the lane alongside the dwelling. The dwelling has a central block of 12.7 m deep by 16 m wide with a double pitched roof, breaking the block into two conjoined blocks of traditional proportions. The building has a projecting central front annex which is the same height as the main ridge, vertically proportioned windows, a small side extension to the east with a single storey garage - 14.7 m long including the utility space and 6.8 m deep. The overall floor area as measured externally is 506 square metres excluding the garage and boiler room which compares favourably with the 494 sq m of the approved scheme. The provision of a double pitch reduces the height of the building. ### Representations The occupants of Cronk Froy alongside the existing property raise no objection to the application. Department of Transport Highways and Traffic Division indicate that they do not oppose the application. Manx Electricity Authority request conditions regarding existing and proposed electricity supplies which are not material planning considerations and should not be referred to in the planning decision notice. ### Assessment The material considerations in this case are the planning approval in principle and the impact which the dwelling will have on the wider landscape. The approval in principle was quite specific in determining the location of and size of dwelling and the requirement for a traditionally designed dwelling must also be considered whilst maintaining the size permitted. The floor area is larger than would be the case with a modest traditional farm house which would be somewhere in the region of 180 sq. m and the applicant has done well to achieve the requisite floor space whilst maintaining a traditional form of building and as well contained as it is. The provision of a double pitch reduces the height and massing of the building successfully. Whilst the garage is a large one, it is not unreasonably large compared with the size of the house and will be positioned alongside the access road, partially screening the proposed dwelling from the lane. The proposed dwelling therefore is considered to accord with the requirements of the approval in principle and is acceptable subject to conditions regarding the removal of the existing dwelling and The proposed dwelling therefore is considered to accord with the requirements of the approval in principle and is acceptable subject to conditions regarding the removal of the existing dwelling and restoration of that site and suspension of the Town and Country Planning (Permitted Development) Order 2005 insofar as to control further extensions to the dwelling. ## Party Status 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. The occupants of Crankfroy are immediately adjacent to the site and as such should be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 03.07.2009
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 WL/09/1118/1, -2 and -3 all received on 4th June, 2009 C 3. Within one week of the first occupation of the new dwelling hereby approved the existing property of High Bank shall be vacated of all persons, stores and domestic furniture and equipment and within three months of the first occupation of the replacement dwelling, High Bank shall be demolished, all materials removed from the site and the site restored to use as an agricultural field.
C 4. Prior to the commencement of works on site, visibility splays of 2 m by 18 m must be accessible to drivers of vehicles emerging from the site onto the access lane and from the lane onto the roadway leading to the A5 Castletown Road. The visibility splays should be maintained thereafter.
C 5. 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 dwellings, 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.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 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 : ...../1/2/13 ..... ..... Signed : ..... /1/1/13 Senior Planning Officer
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