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The site represents the residential curtilage of Phoenix, Ballacorey Road, Bride, a single storey detached bungalow which is located on the southern side of the Ballacorey Road, and northwest of the Dogmills.
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.
The following planning application is considered relevant in the assessment and determination of this application:-
Erection of a replacement dwelling - 08/01034/B - PENDING CONSIDERATION Change of use of existing storage building to residential use - 07/01802/C - APPROVED Change of use of workroom and store to living accommodation, Phoenix Cottage, Ballacorey Road, Bride - 86/00770/C - REFUSED
The proposal seeks approval for the erection of a replacement dwelling (comprising amendments to PA 08/1034B).
The proposed dwelling would have a width of 12 metres, a depth of 6.7 metres and a ridge height of 7.8 metres. The dwelling would have a white painted sand/cement roughcast render with a dark natural grey slate roof finish. The front porch would be constructed of Manx stone.
The owner of Ballachrink Croft, which is directly west to the application site has objected to the application which can be summarised as; a new access has already been constructed, this results in four access within 100 metres; the previous application (07/01802/C) surely does not mean it has approval for a separate dwelling, it is only granting that the curtilage of Curlew Cottage can be used as residential; there was no intention to ever use it as residential, this was a route to them applying for a new dwelling; this constitutes a new dwelling in the countryside replacing a storeroom, hence contravenes the Strategic Plan; they have not met building condition 1 and the existing building is part of Curlew Cottage not a separate unit; the proposal is three timers larger and contravened the strategic plan; and loss of privacy to Ballachrinck due to position and being two storey.
Mr A Jessopp, Seacliffe, Old Castletown Road, Port Soderick has no objection.
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."
Starting with the principle of the development, it is considered that the demolition of the existing dwelling would be beneficial to the surrounding locality, given the design and non-traditional appearance.
The previously approved application, to change of use of existing storage building to residential use (07/01802/C), was accepted, as it was considered the proposal would comply with General Policy 3 (c). This would enable the property to be renovated or replaced, leading to an improvement to the overall appearance of the building and the site, and therefore be beneficial to the surrounding locality and to the landscape from a wider view. It was considered, that allowing this application, this would allow a dwelling to be formed, separate from Curlew Cottage.
The application site is fairly large in size. Running along the front boundary of the site consists of 1.5 metre high grass bank and also a number of trees approximately 5 metres in height, west of the entrance. To the eastern boundary there is a 1.5 metre high timber fence. The southern boundary consist of 1 metre high (approximately) bushes and scrubs. The western boundary shared with 'Ballachrink Croft' consists of a number of large mature trees and hedgerow, which vary in height from 4 metres in height to 10 metres (approximately).
As indicated previously, the relevant policy for the determination of this application is Housing Policy 14; this policy indicates that generally a replacement dwelling should not be larger than 50% of the existing footprint measured externally. In this case the existing dwelling has a floor area of approximately 102.5 metres square, and the proposed dwelling would have a total floor area of approximately 191 metres square, which is an 87% increase over the original building. The policy does state that consideration may be given for larger dwelling which replaces 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. It could be argued that the proposal would replace an existing dwelling of poor form.
The second area to consider is the design, form and massing of the proposed dwelling. It is considered due to the proportion, form and the proposed finish; the proposal would comply with Planning Circular 3/91, and would be a more appropriate design, compared to the existing dwelling, which does not contribute to the visual appearance of the surrounding countryside.
Additionally, Housing Policy 14 states that the replacement dwelling should be sited on the existing footprint. In this case the proposed dwelling would be sited on the existing footprint, and therefore comply with the policy.
From the Ariel photograph going back to 2001, it is difficult to determine whether the access has been in place for a number of years or fairly recently. From visiting the site prior to applications 08/01034/B and this application 08/01700/B, there was an existing access, with a metal gate. Since this time the entrance would appear to have been widened to 3 metres in width, which is in line to what has been proposed in this submission. The design of having Manx stone wall, 1.2 metres in width and 0.8 metre in height are considered very modest, and would be in keeping with similar residential accesses within the countryside. The Highway Division have not objected to the application.
Regarding the potential impact upon the residential amenities of the neighbouring property 'Ballachrink Croft', the proposal would be located 30 metres southeast of the existing neighbouring property and approximately 27 metres from the proposed replacement dwelling which received planning approval (06/01375/B). The proposed being determined in this submission, would have a single window bedroom window within the western gable elevation and would have a single storey conservatory on the same elevation. The objector has concerns of loss of privacy, however, it is considered given the distance between the two properties, and given the significant boundary treatment (large mature trees & hedges) which runs along the western boundary of the site, no significant overlooking resulting in a loss of privacy would occur. Additionally, due to the size,
position, boundary treatment and distance the proposal is from 'Ballachrink Croft', it is considered no adverse impacts through loss of light and/or having an overbearing impact would occur.
The neighbouring property to the east of the application site, 'Curlew Cottage', again would not be adversely affected by the development, as the proposal would be 25 metres away, but also as there is only one a single ground floor window within the eastern gable elevation of the dwelling, which would be 42 metres from the western elevation of 'Curlew Cottage'.
Overall, it is considered the proposals would be acceptable for the reasons given previously within this report. Accordingly, the proposals would be appropriate in these locations and therefore the application is recommended for an approval.
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 Ardwhallin House, West Baldwin, Braddan - (Owners of Ballachrink Croft) The following parties do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Mr A Jessopp, Seacliffe, Old Castletown Road, Port Soderick
Recommended Decision: Permitted
Date of Recommendation: 29.10.2008
N : Notes attached to conditions R : Reasons for refusal
C 2. This approval relates to the erection of a replacement dwelling as proposed in the submitted documents and drawings 01, 02 and 100 REV D all received on 10th September 2008.
C 3. The roof(s) must be finished in dark natural slate.
C 4. Prior to the occupation of the dwelling, the access onto the Ballacorey Road is to be completed to the required standard of the Department of Transport Highway Division and the hardstanding to the front of the dwelling is to be completed to allow the required parking provisions to be used.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to 5 P. O.) Director of Planning and Building Control.
Decision Made : Permitted Date : Signed M. I. McCauley
Director of Planning and Building Control
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