Loading document...
This application is recommended to be considered by the Planning Committee as it proposed the erection of a replacement rural dwelling which would be more than 50% larger than the existing dwelling and it is recommended for approval.
The application site is Ballarhenny Farm, Orrisdale, Kirk Michael. The site is occupied by a dwelling, a number of small outbuildings and two larger barn type buildings to the north west of the dwelling. The site is accessed via a long driveway which leads directly towards the front of the house before providing access to the barns at the rear. The applicant owns the surrounding land which is identified in blue on the submitted plan.
This application seeks approval for the demolition of existing farmhouse, erection of a replacement dwelling, increase in residential curtilage, and refurbishment of existing stone barns.
The existing dwelling has been the subject of assessment by the Building Conservation Officer who did not consider that there was sufficient merit in it to warrant retention through Registration.
The existing dwelling, the original farmhouse of the holding is unusual in that it is a traditional design that has at some point been the subject of alterations to the front facade to make it appear more grand than it actually is. The floor area of the existing dwelling (including attached stores) has been calculated to be 321 sq.m. The proposed dwelling would have a floor area of 529 sq.m which represents a floor area increase of 64%.
The proposed dwelling has been designed to have a grand appearance. It incorporates traditional features but is more akin to a larger rural dwelling as envisaged by Policy 8 of Planning Circular /91 'Guide to the design of Residential Development in the Countryside'.
In addition to the replacement of the existing dwelling, it is proposed to refurbish the existing barns to provide garaging and storage for tools, animal feed and other equipment associated with the maintenance of the land and the domestic use of the dwelling.
The proposal also includes substantial landscaping which is to compliment the tree planting schemes carried out already by the applicant. The driveway would be augmented so as to spilt earlier on in order to provide a formal entrance to the new dwelling and a track to the barns. This results in a slight encroachment of residential curtilage into the field to the north east of the building group.
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, the following policies are judged to be relevant:
"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
Housing Policy 12
"The replacement of an existing dwelling in the countryside will generally be permitted unless:
In assessing whether a property has lost its habitable status(1) by abandonment, regard will be had to the following criteria:
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, 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 site has not been the subject of any previous planning applications.
The Highways Division of the Department of Infrastructure does not oppose this application.
Michael Commissioners do not object to this application.
Manx National Heritage have provided comments on this application. They set out that the proposals affect a farmstead comprising a dwellinghouse which has recently ceased to be occupied and several outbuildings whose current use is unknown. It is stated that the proposals will significantly alter the existing farmyard west and northwest of the house. The existing dwelling is noted by MNH as being an interesting example of facadism and it may be unique to the Island. The dwelling is at its core a three bay structure, though the facade gives the illusion of a five bay house with parapet furthering the impression of scale and grandeur. The building is believed to have undergone this alteration prior to 1860 but the original structure may be significantly earlier. It is the view of MNH that the dwelling has historical potential which is worthy of further investigation. It would be important to ascertain the structural history, and in particular whether the facade is part of the original structure or was added later. At present however, MNH is not aware of the existence of any survey which would explain the
unusual, possibly unique configuration of the existing dwelling. MNH ask that as a safeguard against the loss of information, a measured and photographic record should be made prior to any demolition. This should be a condition of any approval. They further comment that the building may be of such significance that it should be tastefully restored as opposed to demolished. Reference is also made to the existing farm buildings of which only one is to be retained. It is recommended that the surveys be extended to include all of the buildings affected by this proposal.
The Isle of Man Natural History and Antiquarian Society has objected to this application stating that the building is of historic interest and Housing Policy 12 allows for the replacement of rural dwellings but only if they are not of such interest. Critically the policy does not state that renovation of existing dwellings will only be enforced if a building is on the existing or proposed Registration list. There is no reason to believe that the existing dwelling cannot be refurbished and the building is a rare example of a vernacular farmhouse which has had an early 19th Century facade added to its front. The loss of what is a complete historic farmstead is also stated as being unacceptable. The figures quoted for existing and proposed floor areas are stated as being misleading and the use of tree planting is not considered to overcome the issues raised.
The Manx Electricity Authority has submitted an advisory note relating to electricity supply.
The principle of demolishing the existing dwelling and replacing has been raised by Manx National Heritage and the Isle of Man Natural History and Antiquarian Society. Housing Policy 12 allows for the replacement of rural dwellings provided that a) they have not lost their habitable status and b) that they are not of architectural or historic interest.
At the pre-application state, the Building Conservation Officer was asked to look at the existing building in order to establish whether there was sufficient interest to warrant its retention. It was determined that whilst the building was of some interest, it was not sufficient to Register it or seek to prevent its replacement. A photographic record was however discussed.
The historic or architectural merit of a building is subjective and different individuals will attach greater or lesser importance on the same building depending on how they view it. The Isle of Man Natural History and Antiquarian Society quite rightly argue that a building does not have to be Registered or proposed for Registration to be of architectural or historic interest. However in this case the Building Conservation Officer has taken the view that the existing dwelling is not of such interest that its demolition and replacement would be unacceptable.
It is important that replacement dwellings relate closely to the buildings they replace in terms of siting and size, that the resulting visual impact is appropriate for the countryside, and that existing stone and slate are re-used where possible. As such the main issue to be considered in assessing this application is how the proposed dwelling would relate to the existing building on the site. Other issues for consideration are the impact of the proposed alterations to the existing outbuildings upon their character and any impacts that may arise as a result of the enlargement of the residential curtilage.
Housing Policy 14 covers a number of factors which contribute to the impact of a replacement dwelling. These include siting, size and design and it is judged appropriate to consider each point in turn.
The proposed dwelling would be siting on the footprint of the existing dwelling and as such would generally comply with the provisions of Housing Policy in terms of siting.
The proposed dwelling would be 64% larger in terms of floor area compared with the existing. Housing Policy 14 sets out that only in exceptional circumstances will replacement dwellings be permitted which are larger than 50% compared to the existing in terms of floor area and this will only be in cases where such departures would not result in adverse visual impact.
The purpose of limiting the size of replacement dwellings in the countryside is to ensure that the existing landscape character is protected. It has been determined that floor area increases beyond 50% generally result in a disproportionate visual and landscape impact.
The site is set back from the public highway and benefits from mature tree planting. The appearance of the existing dwelling is muted by the choice of exterior paint that has been applied to its front facade. However where the front to be painted a lighter colour, its visual impact would be increased significantly. The building is unusual due to the enlarged front facade which gives the appearance of the a five bay, double fronted property. This is the main public vantage point of the site and from this location the building has a more substantial appearance than its floor area would suggest.
The proposed dwelling would be larger than the existing however the photo montage images that have been submitted assist in demonstrating the difference between the visual impact of the existing versus the proposed. Whilst larger, the new dwelling would not appear out of place within the mature landscaped setting of the site.
It is judged that there must be a place for rural dwellings of a more elaborate design and stature as seen in historical form across the Island's landscape. The site is set away from the highway within a mature tree cluster similar to many examples of such properties
In this case it is judged that the proposed dwelling would not appear considerably larger than the existing dwelling and as a result would not have a significantly amplified visual impact. The existing dwelling appears as a relatively grand farm dwelling. The proposed dwelling would represent a proficient interpretation of a 'larger house standing in its own grounds' as depicted by PC 3/91 Policy 8.
The proposal includes a slight enlargement of the existing curtilage. In most cases such increases represent unwarranted intrusion into the countryside which is contrary to policy. However there are instances where the change is so minor that it results in negligible harm. This is considered to be such a case where the increase proposed would not cause unacceptable harm to the character and appearance of the countryside. The encroachment into the adjacent field is not significant in terms of area and would not be easily appreciated by the public. Its purpose is to create a differential between the more formal access to the dwelling and the track leading to the barns at the rear.
The alterations of the existing stone outbuildings, would provide garaging and storage to serve the dwelling and the land holding. The reuse of the main barn building would reduce the need for new build development and would provide a new use for the outbuilding. The height of the building would be increased slightly but its character would be largely retained. The stable section is of less interest and would be replaced by the new garage element. It is judged that this aspect of the proposal is acceptable.
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:
Michael Commissioners Manx National Heritage
Accordingly the following parties are not granted Interested Party Status:
The Manx Electricity Authority do not raise any material planning considerations.
The Isle of Man Natural History and Antiquarian Society is not directly affected by this application and is not a statutory consultee.
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommended Decision: Permitted
Date of Recommendation: 17.08.2011
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 the demolition of existing dwelling, erection of a replacement dwelling, increase in residential curtilage and refurbishment of existing stone barns, Ballarhenny Farm, Orrisdale, Kirk Michael as shown by 1962/10/01, 1962/10/02, 1962/10/03, 1962/10/04, 1962/10/101, 1962/10/102, 1962/10/103, 1962/10/21, 1962/10/11, 1962/10/31, 1962/10/33, 1962/10/1341, 1962/10/135, 1962/10/115/10/01, 1962/10/115/10/02, 1962/10/115/10/03, 1962/10/115/10/04, RP001, Tree Survey, 10T5017-01 Sheet 1, 10T5017-01 Sheet 2 and 10T5017-01 Sheet 3 all received 18th April 2011.
C 3. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 4. PRIOR to the commencement of any building works a photographic survey must be undertaken to record all existing internal and external features of interest and provided for approval by the Planning
Authority. Such a record must be prepared in consultation with the Building Conservation Officer of the Department.
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval).
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made: PERMITTED Committee Meeting Date: 25.08.11
Signed: J. Dailey Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
Copyright in submitted documents remains with their authors. Request removal
