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The site represents the residential curtilage of Ballabeg Farm, St Judes Road, Andreas. The property is a two storey detached dwelling set in a large amount of grounds, located on the eastern side of St Judes Road, southwest of Andreas Village.
The application site was a working farm and consequently there are three large detached barns / stables within the application site. Additionally, there are two smaller buildings - a building described as a cottage and an existing garage building.
The application site is within an area recognised as being an area of 'White Land', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
The proposal seeks approval for the erection of a replacement dwelling. The dwelling would have an overall width of 15.6 metres, a maximum depth of 15.6 metres and a ridge height of 9 metres.
The existing dwelling has a width of 10.5 metres, a maximum depth of 12.2 metres and a ridge height of 7.4 metres.
Andreas Parish Commissioners:- "No objection" The Department of Transport Highway Division:- "Do not oppose" A resident of Seacliffe, Old Castletown Road, Braddan, has no objection to the application, which can be summarised as; the proposal would not strictly adhered to Housing Policy 14, however the justification given to make an exception appear reasonable; and also aware of previous decision to allow larger dwelling in Braddan contrary to HP14 in slightly similar circumstances.
The Authority has received no privately written representations objecting to the application.
Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-
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(1), 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 existing dwelling has a floor area of approximately 190 square meters. Housing Policy 14 does not allow taking outbuildings into consideration. This proposal includes the demolition of the existing garage and a building described as a cottage. In this case, given that one of the existing buildings is used as a garage for the existing dwelling which the proposed dwelling would replace as an attached garage (ie it is included in the floorspace calculation for the proposed dwelling), it is considered reasonable in this case to take the floor area of the garage into account. The garage has a floor area of 51 Sqm . This gives a total floor area of the existing of 241 Sqm.
It is not considered the proposed demolished "cottage" can be taken into account when working out the calculations. However, regard can be had to any visual impact benefits of its removal when assessing the impact of the proposed development in such terms.
The proposed dwelling would have an approximate floor area of 541 Sqm. This would result in a property being approximately 124% increase in floor area over the existing dwelling, well in excess of the 50% increase normally permitted by Housing Policy 14.
Housing Policy 14 allows for certain exceptions to the 50% limit. The first is for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact. The proposed development follows a classical design theme so could not benefit from this exemption, despite being of high quality and low impact. The second exemption allows for 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 property has the appearance of a traditional Manx farmhouse and is not considered to be of poor form. The proposed dwelling would have minimal visual impact but no less than the existing property. The proposal would not qualify for this exception to the 50% limit in Housing Policy 14.
The proposal is contrary to policy. This is a material consideration that counts against the proposal. However it is necessary to give consideration to whether the proposal by its design or siting, would have an adverse visual impact upon the surrounding landscape (which is considered to be the purpose behind the policy).
As indicated previously, the existing dwelling was once part of a working farm. The three large barns/stables are to be retained. The barns/stables are located to the east of the existing dwelling, the closest being 15 metres away. These buildings reduce the appearance of the existing property and would also screen the proposed dwelling when viewing the site from the St Judes Road. The proposed dwelling would be located 140 metres east of St Judes Road.
There is second public highway in this locality. It is located to the west of the application site - the Road of the Ayre (B14). This road is sited a minimum distance of 570 metres (approx) from the proposed dwelling. The proposed dwelling in certain locations might be visible from the Road of the Ayre (from the grass baking and landscaping along the western side of the highway), however, given the large number of buildings (barns/stables) within the site, it is not considered that the proposed larger dwelling would increase the visual appearance of built development, given that the backdrop behind the proposed dwelling is made up of the existing large barns / stables buildings. This would help blend the appearance of the proposed dwelling.
The applicant has also been in discussions with the Department of Agricultural, Fisheries and Forestry with the intention of planting approximately 600 to 800 trees to the east of the existing/proposed dwelling, to further the reduce the distance appearance of the dwelling and the site as a whole.
Notwithstanding the large buildings, the site is also very well screened when viewed from the north, east, south and west. This is due to the site comprising of a large number of large mature trees and hedgerows (all except two small trees and a small hedge to be retained). Additionally, the topography of the site and the surrounding land is also beneficial in significantly reducing the appearance of the existing buildings or the site as a whole.
The dwelling would have an attractive Georgian appearance, which would be similar in appearance to other properties within the Island (in both urban and rural locations). The design of the dwelling is of a high standard. The external walls would have a smooth render finish, with decorative mouldings and cornicing. The roof would be finished with a dark natural grey slate. The windows would all be timber sliding sash windows with 12 pane glazed units. All drainage pipes / gutters would be constructed of cast iron. The render and slate finish would match the finished materials of the barns / stable buildings (exception of the northern most barn which is a modern barn).
21 January 2009
08/01707/8
While the proposal would not accord strictly with Housing Policy 14, in that the proposal would not have a 'less visual impact' than the existing, it is considered the proposal would neither have a more visual impact, nor less visual impact, therefore having a very similar neutral impact given the proposal's position, surrounding landscaping/buildings, and as the views of the site are only distant views. Additionally, it is considered given the size of the curtilage of the site and the ownership of the surrounding estate, the proposed dwelling would site comfortable within the site and the surrounding countryside
Overall, it is considered that due to the particular circumstances of the application site, in particular its size, the screening effect of existing buildings and the absence of nearby viewpoints from which the proposed dwelling could be viewed, together with the fact that the applicant is proposing to demolish the 'cottage' building, mean an increase of would not result in the proposed dwelling detracting from the character and visual appearance of the countryside.
For the reasons set out and despite the fact that the proposal does not comply with Housing Policy 14 of The Isle of Man Strategic Plan (20th June 2007), it is recommended that the application be approved.
It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Jurby Parish Commissioners Department of Transport Highways Division It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-
The resident of Seacliffe, Old Castletown Road, Ballaveare, Braddan
Recommended Decision: Permitted
Date of Recommendation: 21.01.2009
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 erection of a replacement dwelling as proposed in the submitted documents and drawings 07 0329 01, 07 0329 02, 07 0329 03, 07 0329 04 REV A, 07 0329 05 and 07 0329 06 REV A, received on 3rd September 2008 and 23rd September 2008.
The roof(s) must be finished in dark natural slate.
Prior to the occupation of the replacement dwelling hereby approved, the "cottage" and "garage" as indicated on drawing 070329 04 REV A are to be demolished and the materials arising from their demolition either removed from the site or incorporated into the proposed development.
No development shall take place until full details of the proposed tree planting scheme have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. All planting shall be carried out in accordance with the approved details in the first planting season following that first occupation. Any tree which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the Planning Authority has given written consent to any variation.
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.)
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.
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