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The site represents the curtilage of Ellan Thie in Bride, which currently is a two storey detached dwelling with a relatively large rear garden. It is situated 50m to the south of St Bridgets Church along the A10 out of Bride.
The application site is within an area recognised as "Woodland" under the Isle of Man Development Plan, 1982. 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:
"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).
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 following planning applications are considered relevant in the assessment and determination of this application:
Approval in principle for the erection of replacement dwelling -Permitted
Erection of replacement dwelling -Permitted
Erection of replacement dwelling –Approve at Appeal
The application seeks approval in principle for the erection of a replacement dwelling on the existing site. The dwelling would be set further back from the road and would take up more of the garden to the south to provide two car parking spaces. The indicative plan indicates a dwelling which would be 10m x 6.5m, have a garden surrounding it on three sides and with a patio to the south.
The Department of Transport Highways Division do not oppose the proposal.
The Department of Transport Drainage Division have no objection subject that the proposed development must be connected to the public sewer(s). That there must be no discharge of surface water from this proposed development to any foul drainage system(s).
Bride Parish Commissioners have not commented on the proposed application.
The application site is within an area recognised as being an area of woodland under the Isle of Man Development Plan, 1982. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. Housing Policy 14 of Isle of Man Strategic Plan 2007).
The proposed application would be minimal compared to the existing in terms of siting and size, and would result in an overall environmental and visual improvement. The indicative new building has been sited slightly to the south of the site, with the footprint of the proposed application of similar
size. The replacement of this property would be beneficial to both the existing site and the surrounding landscape in general as at the moment it creates a detriment affect to the visual amenities of the locality.
For these reasons the proposed dwelling would seem appropriate in this location and comply with the relevant planning policies and therefore my recommendation is for an approval.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 13.11.2008
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 approval relates to the submitted drawings 08 0401/1, 08 0401/2 and photos 1-7 all received on 29th September, 2008.
C3 SC0007 Surface water
I confirm that this decision accords with Government Circular No 32/07 (Delegation of Functions to Senior Planning Officer) and GC 33/07 for Advertisements.
Decision Made: Permitted Date: 17/11/08
Signed: _________________________ 13 November 2008 08/01860/A Page 3 of 4
Senior Planning Officer 13 November 2008 Senior Planning Officer 13 November 2008
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