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The existing dwelling (proposed to be demolition and replaced) has a width of 10.5 metres, a maximum depth of 12.2 metres and a ridge height of 7.4 metres. An additional barn, which exists on site and is used as a garage now and a small gatehouse (non-residential) are proposed to be demolished as part of this application. ## Planning Status 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. - Isle of Man Strategic Plan 20th June 2007 - Isle of Man Development Plan Order 1982 - Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside 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:- "Housing 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." ### Planning History The following previous planning applications are considered relevant in the assessment and determination of this application:- Conversion and extensions to existing outbuilding to provide living accommodation 09/01807/B - APPROVED Alterations to existing stables - 09/01452/B - APPROVED Erection of a replacement dwelling - 08/01707/B - REFUSED at appeal for the following reasons:- 1. "It is considered the design, scale and massing of the proposed dwelling would be inappropriate in this location, and therefore detrimental to the visual appearance of the countryside. 2. The floor area of the existing dwelling would represent a substantial increase from that of the existing structure. Therefore, it is considered there are insufficient reasons to justify such a considerable departure from Housing Policy 14 as stated within the Isle of Man Strategic Plan, which would be required to approve this application." Erection of agricultural building - 92/01183/B - APPROVED Approval in principle to upgrade farmhouse to provide holiday cottage and erection of new dwelling - 84/00791/B - APPROVED ## Representations Andreas Parish Commissioners:- "The Commissioners opposed a similar application submitted sometime ago by a previous owner, and they are still opposed to this application for the same reasons. They consider that such a large dwelling would be out of keeping with the surrounding area, and such new dwelling is not in keeping with a traditional farm dwelling considering the holding of Ballabeg is still classed as a farm." The Department of Transport Highway Division:- "Do not oppose, has no traffic management, parking or road safety implications." The Authority has received no privately written representations objecting to the application. ### Assessment Starting with the principle of the development, the existing dwelling is a traditional two storey Manx farmhouse, albeit with a rather inappropriate rear single storey extension which has been added to the rear. The proposed dwelling would be in the style of a traditional Manx farmhouse with three upper front windows over a central doorway which is flanked by a single window either side, but with a link to the barn to provide the additional floor space. 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 of the existing floor area measured externally, sited on the existing footprint and comply with Planning Circular 3/91. In this case the existing dwelling has a footprint of approximately 195 square metres ( 249.2 square metres if detached garage is included), and the proposed dwelling would have a total footprint of approximately 276.7 square metres ( 347.2 square metres if triple garage is included). If discounting the non habitable space i.e. the garage accommodation (existing and proposed similar size) this results in a increase over the original building. Adding both garages (existing and proposed) into the calculation, this would result in the proposal being a increase. It ought to be noted that the existing garage lies within an outbuilding in a barn and the policy states that it should not be included in the calculation. However, the purposed garage is to be integral and thus ought to be counted. If the calculation is done on this basis the proposal would be and thus over the threshold. -However, it could be argued that having the garage integral to the house would result in less overall impact then if the garages were detached and consequently not included in the calculation. A detached double garage could be constructed under Permitted Development and if sited east of the dwelling (likely position) would have more of an impact that the proposed triple garage. Nevertheless the integral garage could be converted to living accommodation, which would not constitute development. Furthermore, it should also be noted that the existing garage/store is a two-storey property located on the eastern boundary, which is taller and a more prominent feature than the proposed triple garage. The proposal would not be on the existing footprint, but located to the northeast. This in fact will reduce the appearance of the dwelling, which is only apparent from distant views to the south of the application site (dwelling further away from southern boundary). The floor space indicated above does not include the approved converted barn, as this is a conversion not a re-build or replacement. The proposal would also result in alterations to the existing driveway which loops around the dwelling to the existing rear stables. In terms of design, scale, and proportion, the proposal does result in a traditional Manx farmhouse. Within the submission, there are a number of photographs of various dwellings within the countryside, especially in the north of the Island. These dwellings move away from plainer traditional Manx farmhouse design, by incorporating more detailing. The proposal does incorporate more detail to its frontage and bay windows, which are not out of keeping. These types of dwellings had more fashionable features of the 19th Century in the isolated larger houses, which have formed an established and familiar visual image in the Manx countryside. It is considered the design would be acceptable for development, in keeping with similar sized and isolated dwellings in the countryside. #### Recommendation Overall, for the reasons set out and that the proposal does comply with Housing Policy 14 of The Isle of Man Strategic Plan (20th June 2007), it is recommended that the application be approved. #### Party Status It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status: ##### Andreas Parish Commissioners The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. #### Recommendation ##### Decision Recommended by the Director of Planning and Building Control: Permitted
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 10069101,10069102,10069103,10069104 , 10069105 and 10069106 all received on 1st November 2010.
C 3. Prior to the occupation of the dwelling the hardstanding/driveway around the property is to be completed to provide the required parking and tuning provision.
C 4. Within one month of the occupation of the proposed dwelling, the existing dwelling must be demolished.
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