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This application is recommended for consideration by the Planning Committee rather than under delegated authority as it proposes amendments to a scheme previously considered by the Planning Committee.
The application site relates to Rose Cottage, Ballafreer Lane, Union Mills, a detached dwelling situated on the eastern side of the lane. To the south of the site is the detached dwelling "Three Acres". The lane which serves the property is accessed from the A1.
The existing dwelling is two storey with a variety of window sizes on its front elevation and upper windows which break through the eaves. To the rear is a flat roof single storey extension which spans almost the width of the rear wall.
This application seeks approval for the erection of a replacement dwelling. The proposed dwelling would have a traditional form following the guidance set out by Planning Circular 3/91. The scheme is an amended version of the dwelling approved under PA10/00217/B. PA 10/01897/B sought amendments which consisted of the installation of additional side windows. This application proposes a further amendment to clad the front porch in Manx stone.
The existing dwelling has a floor area of approximately 114 sq.m and the proposed dwelling would have a floor area of 194 sq.m which equates to a floor area increase of 70% (unchanged from the original submission).
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the Isle of Man Strategic Plan 2007, the following policy is relevant:
Housing Policy 14, which states:
> "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 following previous planning application is considered relevant in the assessment and determination of this application:
Marown Parish Commissioners have not commented on this application.
The Department of Transport Highways Division does not oppose this application.
As with the previous application, this proposal must be assessed against the criteria of HP14 which allows for replacement dwellings that are larger than the existing dwelling by up to 50% and exceptionally allows for replacement dwellings to be larger than this limit where an existing building of poor or non-traditional form is replaced by a building that is more traditional. The main question here is whether the improvement in the design of the proposed dwelling is sufficient to counter balance any impacts arising from the increased size of the new dwelling. Consideration must also be given to whether the inclusion of Manx stone to the front porch is acceptable.
It is judged that the existing dwelling is of poor form and does not represent a design which accords with Planning Circular 3/91. The proposed dwelling would be more traditional in design, demonstrating a Manx vernacular design language and as such the increase in floor area proposed is
considered to be acceptable given the improvement that the traditional design of the new dwelling would bring to the surrounding area. The use of Manx stone would add interest and is a high quality local material.
It is concluded that whilst the proposed replacement dwelling would be 70% larger in terms of floor area over and above the existing dwelling, the traditional design of the new dwelling would offset to an acceptable level any additional impact arising from the size increase.
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Marown Parish Commissioners
The 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.
Recommended Decision: Permitted
Date of Recommendation: 01.06.2011
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 approval relates to the erection of a replacement dwelling Rose Cottage, Ballafreer Lane, Union Mills, Marown as shown by 01, 02 and 03 received 18th April 2011.
C 3. The roof(s) must be finished in dark natural slate.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : _PROMOT_ Authority Meeting Date : _17-6-11_
Signed : _D. S. S. D. A. L. G. F._
Presenting Officer
Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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