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Ballacomish is a large dwelling which sits within its own grounds within a wider area of agricultural land, to the west of the Ronague Road (B42) which leads north from Ballabeg. The dwelling is a substantial one with a large single storey annex on its western side and planning permission for similar on the eastern side. The dwelling is loosely modelled on vernacular architecture although the windows pattern, single chimney, portico and depth of proportions of the main core are all modern in character and the single storey annex (swimming pool) to the west is of modern proportions and form with round headed windows and a hipped roof.
The application drawings show the residential curtilage incorrectly defined inasmuch as it is an arbitrary rectangle which does not include all of the landscaped grounds or the principal access. To the rear of the dwelling is a tennis court which is clearly residential (and which has planning permission for erection of a large indoor arena for horse riding - PA 08/1966). To the west of the tennis court is a courtyard of outbuildings.
The dwelling is discernible from the south, from a distance of around a mile although as one proceeds close to Ballabeg the building becomes obscured by existing buildings closer to the viewer and the natural topography which rises from Ballabeg village to the north.
The site lies within an area of "white land" on the Isle of Man Planning Scheme (Development Plan) Order 1982.
The tennis court was approved under PA 85/0368 and further extensions to the dwelling to provide a swimming pool, billiard room and conservatory under PA 87/1666. Further alterations and extensions were permitted under PA 07/0907. The indoor manage was permitted as stated above.
Proposed here is the retention and re-modelling of the main core of the building and the single storey western annex, building to the front of the swimming pool with a lobby and games room coming forward of the existing frontage by 3m, building at the rear of the main core to provide plant room, utility room and drying room and to the east is a kitchen, drawing room and dining room, extending out by 13.5m.
On the first floor an extension is proposed to provide an en-suite bathroom on the sixth bedroom on the front elevation and a larger extension over the new western wing to provide two bedrooms with en-suite facilities. Also proposed is a small extension at the rear which straightens out the rear main core - the existing rear elevation steps in and out. The second floor accommodation is not to change in shape although roofspace will be available to the east, accessible from the second floor existing accommodation, above the new side extension. The proposed accommodation represents around an additional 359 sq. m of floor space on the ground floor and a further 178 sq m on the first floor, compared with 474 sq. m and 198 sq. m respectively and 20 sq. m less floor area in the attic – a total of 517 sq m of floor space added to 728 sq m - an increase of 71% of the existing floor area.
The application also introduces new detailing throughout the dwelling – curved parapet walling, dentilled cornices, detailed heads over the windows, new glazing, removal of the round headed windows in the swimming pool annex, introduction of two projecting annexes on the front elevation with significant amounts of glazing and substantial chimneys.
There is planning permission for an extension which provides 375 sq m of accommodation in a single storey form, mirroring that existing on the western side, extending the dwelling 23.5m in this direction.
Department of Transport Highways and Traffic Division indicate that they have no objections to the application.
Manx Electricity Authority recommend a note regarding existing electricity supplies on the site. This is a matter for the applicant and his contractor on site and should not be referred to in the planning decision notice.
The site lies within an area of the Island's countryside where development is generally discouraged in order to protect the countryside for its own sake, as set out in Environment Policy 1. General Policy 3 sets out where exceptions may be made and makes reference to various Housing Policies – 7 – 14 but does not include Policies 15 and 16 which advise on extensions to existing houses in the countryside. Notwithstanding this, Housing Policies 15 and 16 provide advice about existing dwellings in the countryside and make provision for traditionally designed dwellings and those of a more modern appearance as follows:
Housing Policy 15 states "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
Housing Policy 16 states: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public".
The existing dwelling was clearly designed with an eye towards vernacular architecture of the larger dwelling in its own grounds, which indeed the property is. However, the proportions, glazing pattern, arrangement of windows as described above set this aside from other traditionally proportioned and designed properties and as such it is considered that Housing Policy 16 is more applicable to this site.
The proposal will increase the impact of the dwelling as it is increasing the massing. However, this must be weighed against two things: firstly, the dwelling already benefits from a permission which significantly extends the property eastwards and which would be visible in the landscape again, albeit at some distance. Also, the proposed works will significantly improve the appearance of the property, adding attractive detailing and interest to the building. The completed building as proposed would also have a more compact form and footprint than what has approval. It would not be possible to undertake both schemes.
The proposal is considered to represent an improvement on the existing and the unusual setting of the property together with its substantial established domestic curtilage and the relatively unattractive present appearance and authorised extensions would set this aside from most other applications for substantial replacement dwellings in the countryside.
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.
Recommended Decision: Permitted
Date of Recommendation: 26.01.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.
This permission relates to the replacement of the existing dwelling as shown and described in drawings K175/P/10-01, -10-02, 10-03, 10-04, -10.05, -10.06, -10-07 inclusive, -11.01 and -12.01 all received on 17th December, 2008.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 28/11/09
Signed: DB Senior Planning Officer
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