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The application site is set on the southern side of the A10 at the Lhen. The site is set in the open countryside and within an Area of High Landscape or Coastal Value and Scenic Significance. The application site has previously been extended to the rear and side. The site has number of outbuildings. The site is slightly elevated in position in the landscape.
The application seeks to demolish a two storey traditional style property, which has been extended to the side and rear, and a erect a new dwelling.
In considering this application, Circular 1/88 - Houses in the Countryside is the appropriate policy document to assess the application against.
The property is currently in residential occupation. I consider the residential use of the property has not been abandoned.
Paragraph 9 of Circular 1/88 states "the redevelopment of dwelling will generally be accepted as the gradual decay and dilapidation of such buildings would clearly be detrimental to the rural amenities. The Planning Committee will examine with particular care any proposal involving a significant increase in size and applications which create a detrimental visual impact, or which would lead to a loss of traditional character will be discouraged".
The applicant has provided any justification for the demolition of the property. Furthermore, the applicant prior to submitting this application has applied for a two storey rear extension which has subsequently been refused. This indicates the property is structurally sound and capable of renovation alongside a more suitable extension to the property. I consider the proposal would result in the loss of traditional property in the countryside without any form of justification of its loss.
In light of the advice in Circular 1/88, I consider the proposal would be contrary to the Planning Circular. This assessment is further supported by Housing Policy 12 of the draft strategic plan which states: The replacement of an existing dwelling in the countryside will be permitted provided that
I consider the proposed demolition and erection of a new dwelling is not necessary and would be contrary to the Housing Policy 12 of the draft Strategic Plan. I therefore recommend that approval in principle be refused.
The DoT has objected to the proposal on the grounds that there are insufficient details given of the access, including sightlines, for the access onto the adopted highway, to serve the needs of the development. A private driveway already exists. However, the DoT could reassess the access arrangements with a new dwelling and require sufficient sightlines to be provided as part of the development. It is more than likely that a new access would need to be created to serve this development. I therefore consider the proposal would be prejudicial to highway safety as the application does not demonstrate that a visibility spray can be provided.
Recommended Decision: Refused
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The proposed demolition of a dwellinghouse would be contrary to Planning Circular 1/88 and Housing Policy 12 of the emerging Isle of Man Strategic Plan in that:
i) the proposal will result in the loss of a traditional property from the countryside; and ii) the Planning Committee considers no justification has been submitted to support the demolition of the dwelling. Furthermore, the Planning Committee considers the demolition of the existing dwelling to be unnecessary and unwarranted.
R 2.
The application does not demonstrate that a satisfactory means of access with the appropriate visibility splays can be provided and therefore it would be premature to consider this proposal in the interests of highway safety.
Decision Made : ... Committee Meeting Date : ...
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