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The application site forms a detached dwelling at Ballacain, of the Lhagg Road to the south of Dalby Village. Access to the site is via an existing track, and there is adequate parking and car parking on the site.
The application proposes the demolition of the existing building and the construction of a replacement two storey dwelling with sun room. The dwelling would be constructed don the same site as the existing dwelling.
The following policies are considered to be relevant to the consideration of this application:
The site is located within an area zoned as High Landscape Value and Scenic Significance in the 1982 Developmnet Plan Order.
The following previous application is considered to be relevant in the consideration of this application:
PA 97/00485/B – Alterations and extension to dwelling, Ballacin, Niarbyl, Dalby, Patrick. Refused at Review 11th August 1997.
Patrick Commissioners object to the proposal on the grounds that they considered the information submitted with the application was insufficient for them to make an assessment. The Society for the Preservation of the Manx Countryside and Environment object to the loss of a traditional dwelling and Mr Jessop of Port Soderick, advises of no objection subject to the proposal complying with Housing Policy 14 if the Isle of Man Strategic Plan.
The Department of Transport Highways Division have not submitted comments in relation to the application and the Isle of Man Fire and Rescue Service request a standard Note regarding smoke detectors should planning permission be forthcoming.
The application proposes the replacement of an existing habitable dwelling and as such is considered to comply with the provisions of Housing Policy 12 and 13 of the Isle of Man Strategic Plan.
Whilst planning permission was refused, nonetheless, work on a two storey extension and sun room progressed and whilst the property is habitable, the work undertaken to the property is of very poor quality and would require considerable works to rectify. It was therefore suggested at a pre-application site meeting, that the applicants may consider the replacement of the dwelling.
> “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 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings).”
The application proposes the construction of a two storey dwelling on the same footprint as the existing. The main part of the dwelling would be some 15.5m x 9.5m and with a two storey rear outlet of 7.9m x 5.5m. Stairs are indicating leading to the roof space which would be served by 5No. conservation roof lights to the front elevation and 2No. windows to each gable. Given the roof pitch however, the roof space has not been included in the calculations. No existing floor plans have been provided, although an outline of the existing is indicated and the proposed percentage increase would represent approximately 66%.
The impact of the proposed dwelling within the landscape would not it is considered be significantly greater than the existing, despite the increase in scale of the development. This is due to the limited views of the property within the landscape, being set well below the road and the views from the Niarbyl café to the west of the application site and a glimpse from the main road to the east.
The comments of the Commissioners are noted, however, a scale is indicated on the submitted plans and footprint of the existing dwelling and from this it is considered possible to make a full assessment of the proposal.
No alterations are proposed to the vehicular access and the car parking arrangement on site is acceptable.
I therefore recommend that the application be approved
It is considered that the following parties who made representations to the planning application comply with the requirements of Planning Circular 1/06 – Determination of Interested Party Status:
Patrick Commissioners Department of Transport Highways Division.
The following parties re therefore not accorded Interested Party Status:
Mr Jessop, Seacliffe, Port Soderick Society for the Preservation of the Manx Countryside and Environment Isle of Man Fire and Rescue Service
Recommended Decision: Permitted
Date of Recommendation: 25.11.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : 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 the Drawing Numbers 34.2.07 A; 1264/1; 1264/2 photographs and statement submitted as part of this application and date stamped 4th July 2007 and 24th August 2007.
Prior to the commencement of the development, finished floor levels of the proposed dwelling must be submitted and approved by the Planning Authority. Such levels shall be taken from a fixed datum point outside the application site.
C 4. The roof(s) must be finished in dark natural slate.
C 5. Irrespective of the material of construction, the windows to all elevations shall be sliding sash.
C 6. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no external doors, roof lights or windows shall be replaced (other than those expressly authorised by this permission).
C 7. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 30/11/07 Signed : M. I. McCauley Director of Planning and Building Control
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