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The application site comprises the curtilage of a detached dwelling that is located on the northern side of Ballaragh Road in Lonan.
The proposed development comprises amendments to the erection of an approved replacement dwelling on the application site.
The application site has been the subject of a number of previous planning applications, two of which are considered to be specifically material to the assessment of this current planning application.
Planning application 06/01157/B sought approval for the alteration and extension of the dwelling, including the provision of an additional first floor. This previous planning application was considered and approved on the 18th August 2006, with the approval decision notice issued on the 22nd August 2006.
Planning application 07/00641/B sought approval for the erection of a replacement dwelling. This previous planning application was considered and approved on the 29th May 2007, with the approval decision notice issued on the 31st May 2007.
Lonan Parish Commissioners recommend that the planning application be approved.
The Department of Transport Highways Division do not oppose the planning application.
Under the Laxey and Lonan Area Plan Order 2002 the application site is located within wider areas of land that is designated as i) open space/agricultural use; ii) as being of high landscape value and scenic significance; and
iii) as being unsuitable for development owing to a danger of pollution of an existing or future public water supply.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application:
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
"The replacement of an existing dwelling in the countryside will generally be permitted unless:
In assessing whether a property has lost its habitable status by abandonment, regard will be had to the following criteria:
"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 planning application seeks approval for amendments to the extant development permitted under previous planning application 07/00641/B. The amendments comprise of i) the installation of an additional rooflight; ii) the provision of a slate roof to the conservatory; iii) the provision of solar panels on the roof; and iv) the erection of a wind turbine.
In terms of assessment the erection of a replacement dwelling has extant planning approval through previous planning application 07/00641/B. The role of this planning application is therefore primarily to assess the four proposed amendments to the development.
In respect of i) the installation of an additional rooflight is considered to be modest and unobjectionable. Similarly, in respect of ii) the provision of a slate roof to the conservatory is considered to be unobjectionable and potentially an improvement on the existing proposed polycarbonate roof. In respect of iii) the provision of solar panels on the dwelling is considered to be appropriate as their visual impact is limited by their positioning within the roof valley. The use of renewable energy sources should be supported. In terms of iv) the detail of the proposed wind turbine has been clarified with the applicant’s agent and details placed within the planning application file. Given the relatively isolated of the application site it is concluded that the proposed wind turbine will not affect the residential amenity of any property within the surrounding area. It is inevitable that a wind turbine within the countryside will have some visual impact. However, the potential negatives of such impact need to be balanced against the potential positives of the use of renewable energy sources. Due to the natural rise of the land beyond the site of the proposed wind turbine it is concluded that the proposed wind turbine will not breach the skyline. Furthermore, combined with the existing visual impact of trees and electricity pylons within the surrounding area the overall visual impact of the proposed wind turbine is considered to be suitably limited. As such, the positives of the use of renewable energy sources outweigh the visual harm of the proposal.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 15.12.2008 |
| Conditions and Notes for Approval / Reasons and Notes for Refusal | |
| 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 drawing no. 50 rev. C date stamped the 20th October 2008, drawing no.s 51 rev. A and 52 rev. A 9th September 2008 and the wind turbine specification received on the 26th November 2008. | |
| I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) | |
| Decision Made : Permitted | Date : 16/12/08 |
| Signed : Senior Planning Officer |
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