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Application No.: 22/00618/A Applicant: Mr Keith Hoyes Proposal: Approval in principle to build a replacement three bedroom two story house with a separate garage and workshop Site Address: Thie Dhorlish Rhenab Road Cornaa Ramsey Isle Of Man IM7 1EL Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 10.08.2022 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons R 1.This application is considered to fail in compliance with General Policy 3 and Housing Policy 12 of the IOM Strategic Plan 2016. _______________________________________________________________
Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
Manx National Heritage
is not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy.
1.0 THE SITE - 1.1 The application site is the residential curtilage of Thie Dhorlish, Rhenab Road, an abandoned two-storey detached dwelling located on the east of Rhenab Road, close to its junction with Ballaglass Glen Road.
2.0 THE PROPOSAL - 2.1 The application is seeking approval in principle for the erection of a replacement threebedroom two-storey detached dwelling. All details are reserved for further application.
3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific - 4.1 The site is outside any area designated with specific land use in the 1982 Development Plan, meaning it is considered to be part of the countryside. - 4.2 The site is within an area of High Landscape or Coastal Value and Scenic Significance (AHLV's). Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
PPS and NPD
4.4 Planning Circular 3/91 provides general guidance on the design of traditional dwellings in the countryside.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) provides guidance on the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
6.0 REPRESENTATIONS - 6.1 Garff Commissioners has no objection to this application (08.07.2022). The comment states that any replacement dwelling should be sympathetic and not detrimental to the character of this sensitive area of Maughold. - 6.2 DoI Highway Services does not oppose this application (04.07.2022). The comment sets out requirements on highway issues for the applicant to consider in future reserved matter applications which should be conditioned. - 6.3 Manx National Heritage wrote in (06.07.2022) recommend a Preliminary Ecological Appraisal be undertaken to identify the ecological constraints of the site.
6.4 DEFA Ecosystem Policy Team wrote in (15.07.2022) recommend a bat survey be undertaken before the demolition of the building.
7.0 ASSESSMENT - 7.1 The main consideration for this application is the principle of replacing an abandoned dwelling in the countryside. - 7.2 The description of the development is seeking a "three bedroom two story house with a separate garage and workshop". No information has been submitted to demonstrate a dwelling of this size and design etc. All matters are reserved. Accordingly, the Department has concerns that approving this application in line with the description; would be inappropriate, especially as this could result in a development contrary to planning policy. Accordingly, it is consider the application should be refused on the grounds of lack of information to adequately demonstrate that a "three bedroom two story house with a separate garage and workshop" would be acceptable on this site. - 7.3 There is further concern that the existing property is regarded as being abandoned having lost its residential use. Accordingly, Housing Policy 12 indicates that replacement of such a dwelling should not be allowed in such cases. Further the existing dwelling, whilst in a poor state of repair does have architectural interest. There is also no evidence provided that demonstrates it cannot be capable of renovation. Therefore the proposal would fail Housing Policy 12. - 7.4 Going forward the applicants is advised to consider Housing Policy 13 as this allows for the reinstatement of such dwellings. However, as the application is not proposed to retain the existing dwelling the proposal cannot comply with this policy either.
8.0 CONCLUSION - 8.1 The proposal is considered to fail to comply with General Policy 3 and Housing Policy 13 of the Strategic Plan. Therefore, it is recommended for a refusal.
9.0 INTEREST PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
9.2 The decision-maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Refused Date: 12.08.2022 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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