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Application No.: 08/01241/A Applicant: Mr C Pazera Proposal: Approval in principle to erect a replacement dwelling Site Address: - High Bank - Knock Froy Road - Santon - Isle Of Man - IM4 1JD ### Considerations Case Officer: Miss S E Corlett Photo Taken: - Site Visit: - Expected Decision Level: - Delegation ### Written Representations - Cronk Froy: Knock Froy Road, Santon - Interest expressed - Seacliffe Old Castletown Road: Ballaveare Braddan - Interest expressed ### Consultations - Consultee: Manx Electricity Authority - Notes: See note - Consultee: Highways Division - Notes: No objection subject to conditions. - Consultee: Santon Commissioners - Notes:**
The site defined in red represents a roughly square shaped piece of land situated to the east of an existing property High Bank and the access road which runs south from a roughly finished road which leads from the A5 Castletown Road to Knock Froy Farm, past a number of residential properties and Knock Froy motocross scramble track. Defined in blue is a larger area, principally three fields - one large one to the east of the access lane and two smaller fields to the south of the access lane, one of which accommodates a dwelling - High Bank which is a modern bungalow. To the west of the property is another dwelling, Cronk Froy which is a recently re-built property (see below). This property has a separate access which runs parallel with the existing lane which serves High Bank and a stable building which lies to the north of the dwelling in a separate field.
The site lies within an area designated as an Area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982.
Planning permission has been sought for the following developments on this site:
PA 05/1366 for conversion of the existing bungalow into a two storey dwelling was refused on appeal on the basis that whilst "It does not occupy the most conspicuous position in the landscape, but it can be seen from various points, and its appearance is a very proper concern of the system of development control" and that the proposals would result in a new dwelling whose details of a partial hipped roof, poorly proportioned windows, horizontal dormers, large modern garage door and brick panels were considered to be unacceptable (paragraph 18). The size was not criticised: the application would have resulted in a property which has 404 sq m of floor area including 49 sq m of garaging. The Inspector makes specific reference to there being "no directly applicable published planning policy and guidance on alterations and extensions to non-traditional buildings in the countryside" (paragraph 17).
PA 06/0890 proposed alterations and extensions to the building and was permitted. This application proposed extensions and remodelling of the existing property. The new property would be larger in footprint than the existing (around 255 sq. m compared with 165 sq. m as existing). The new scheme proposed a central two storey element and dormer accommodation above one side of the property. The two storey element is strictly vernacular in proportion and detail with sliding sash windows, conservation roof lights and substantial stacks and the whole two storey element will be 3.5m taller than is the existing dwelling. In terms of floor area, the proposed dwelling represented around 400 sq m of overall floor space.
A third application, PA 08/0820 was submitted for the principle of the erection of a replacement dwelling in the field to the east of the existing dwelling. This was to have a footprint of 530 sq. m. This was refused by the Planning Committee for the reason that the dwelling indicated was significantly larger than that which it was intended to replace and that the re-siting further into the open field, would not be compatible with Housing Policy 14 of the Strategic Plan.
The applicant has now revised the siting of the proposed replacement dwelling and reduced the curtilage. The dwelling will now be built on the eastern side of the access land, but immediately adjacent to it. The applicant wishes to live in the existing property whilst the replacement is constructed which is one of the reasons why the new house will not be built on the footprint of the existing. Also, the applicant wishes there to be a little distance between his property and Cronk Froy and the stables to the north (see above). The residential curtilage is approximately the same size as the existing but square in shape rather than rectangular. The present owner of the site has confirmed that the land outwith the residential curtilage will remain agricultural.
Manx Electricity Authority make representations regarding existing electricity supplies. This is not a material planning consideration and as such should not be referred to in the planning decision notice.
The Department of Transport Highways and Traffic Division recommend that visibility splays of 2m by 18m and three off-street parking spaces are provided.
The occupants of Cronk Froy seek to ensure that the new house is designed in a traditional style, is not excessive in size and that the existing property is removed from site once the new house is constructed.
A resident of Port Soderick suggests that the application fails to make any explanation for the change in siting.
11 August 2008
08/01241/A
The context for the proposal is that the existing dwelling sits in largely open countryside where there are several dwellings of a mixture of sizes and designs. The closest dwelling to the site, Cronk Froy has recently been developed and the finished dwelling represented an increase of above the footprint of the existing buildings on site which included outbuildings, which are now not to be included in any calculations, as set out in Housing Policy 14:This policy states the following: "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 generally, 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 which involves the replacement of an existing dwelling of poor form with one or more traditional character, or where, by its design and or siting, there would be less visual impact."
The existing property is not traditional and does not contribute positively to the amenities of the area although it is low profile. The permitted redevelopment scheme allowed for an increase in the size and height of the property as this was considered to result in a more appropriately designed dwelling which was more suited to its rural environment. The proposed dwelling could achieve a similar end, with the advantage to the applicant of providing somewhere to live whilst the building works are being undertaken, and benefit to the occupants of Cronk Froy by providing increased space between the buildings and therefore more privacy. The re-siting will also bring about the opportunity for a completely new design, without the need to incorporate or retain any of the existing dwelling, little, if any of which is worthy of retention. The re-siting also brings about the advantage of retention of the westerly fields intact with access to them in a manner which is not immediately alongside the dwelling as it is at present (see aerial photograph).
In summary, it is considered that there is sufficient advantage in terms of the provision of some space between Cronk Froy and High Bank, provision of a better access to the agricultural land/open space, retention intact of a larger area of agricultural land and reduction in the length of shared access, through the permission of the demolition of the existing dwelling and its replacement with a new dwelling slightly removed from its existing position. Also, it is likely that a better architectural solution would be reached through the redevelopment of the property rather than modification of the existing dwelling. It is not considered reasonable to require that the existing dwelling is demolished prior to the commencement of works on the new dwelling as the applicant would like to live in the existing property and/or to use it as a site office/store whilst the new dwelling is constructed, which is neither unacceptable nor unusual.
The Department of Transport has required visibility splays of 2 m by 18 m and this was required when the application was permitted for the extension of the exsiting property on site.
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 Manx Electricity Authority raise issues regarding working practices around existing supplies, which are not material planning considerations and as such the MEA should not be afforded party status in this instance.
The occupants of Cronk Froy are immediately adjacent to the site and as such should be afforded party status in this instance.
The resident of Port Soderick is not directly affected by the proposal and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 11.08 .2008
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
This permission relates to the principle of the erection of a replacement dwelling in the position shown in the drawings received on 25th June, 2008.
The new dwelling must be designed generally as a traditional cottage as described in Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside. Regard will be had to the size of dwelling already permitted on the site of the existing dwelling as approved under PA 06/0890 and a dwelling accommodating this amount of floor space (approximately 400 sq m ) will be acceptable if provided in accordance with the above design criteria.
Within three months of the completion of the new dwelling, the existing property, High Bank must be demolished, all material removed from site and the site restored to agricultural field.
The residential curtilage of the new dwelling must be formed as shown in the approved drawings and constructed as a traditional Manx bank in accordance with Planning Circular 1/92.
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. If works are required to the roadside hedges to achieve this, these works must be included in the application for reserved matters.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made : Permitted Date : Signed : M. I. McCauley
Director of Planning and Building Control
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