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Application No.: 09/01722/B Applicant: Mr & Mrs Ian Morrow Proposal: Erection of a replacement dwelling Site Address: Eskadale, King Edward Road, Onchan, Isle Of Man, IM4 6AB ### Considerations Case Officer : Mr A Holmes Photo Taken: Mr A Holmes Site Visit: Planning Committee Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes : Do not oppose Consultee : Lonan Parish Commissioners Notes : approved. Consultee : Onchan Commissioners Notes : Approve Consultee : Drainage Division Notes :** No objection
The application site comprises the residential curtilage of a detached dwelling that is located at the junction of Bibaloe Beg Road and King Edward Road in Onchan. The application site is part within the Parish of Onchan and part within the Parish of Lonan.
The proposed development comprises the erection of a replacement dwelling.
The planning application is being considered by the Planning Committee due to the level of proposed increase in floorspace.
Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
Onchan District Commissioners recommend that the planning application be approved. Lonan Parish Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. 17 December 2009 09/01722/B Page 1 of 3
The Department of Transport Drainage Division do not oppose the planning application.
In terms of local plan policy, the application site is located within an area designated as open space under both the Onchan Local Plan and the Laxey and Lonan Area Plan Order 2005.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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 which is not more than 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."
The planning application seeks approval for the erection of a replacement dwelling on the application site. The proposal was the subject of on-site pre-application discussion.
The erection of replacement dwellings is permissible under planning policy and is specifically dealt with under Housing Policy 14 of the Isle of Man Strategic Plan 2005. It is therefore appropriate to assess the proposed development against this planning policy. The proposed dwelling, which is positioned on the site of the existing dwelling, results in an approximate increase in floorspace. As such, the acceptability of the proposal needs to be assessed against the second paragraph of the policy. This states that 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.
The existing dwelling has had a number of extensions and other alterations that have diluted the quality of its appearance. In that respect the proposed dwelling represents a single coherent dwelling, which is considered to be of high quality design. It takes account of the style of the existing dwelling and arguably improves upon that to create a high quality dwelling that takes clear influence from the arts and crafts movement. Given this is considered that the proposal represents the replacement of an existing dwelling of poor form with one of more traditional character. It is therefore concluded that the proposal is acceptable as exception in accordance with the second paragraph of Housing Policy 14.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Onchan District Commissioners; Lonan Parish Commissioners; The Department of Transport Highways Division; and The Department of Transport Drainage Division.
Recommended Decision: Permitted Date of Recommendation: 17.12.2009 17 December 2009 09/01722/B
N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s 08039402, 08039403, 865.2C, 865.3C and 865.4 date stamped the 22nd October 2009.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Committee Meeting Date :
Signed : 2-10111 Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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