7 April 2011
Mount Rule Farm, West Baldwin Road, Mount Rule, Douglas, Isle Of Man, IM4 4hs
The proposal sought reserved matters approval following an approval in principle (07/00540/A) for demolishing the existing dwelling and agricultural building, constructing a new dwelling of approximately 670 sqm floor area, and converting outbuildings to guest accommodation and garaging.
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The application was withdrawn by the agent (Ellis Brown) on behalf of the applicant in response to the planning officer's letter of 1 April 2011 offering withdrawal to avoid refusal.
Housing Policy 14
Requires replacement dwellings not substantially different in size (max 50% greater floor area than original dwelling, excluding outbuildings), sited on existing footprint unless environmental improvement. Officer calculated existing dwelling 225 sqm, max allowable 337.5 sqm; proposal 746.54 sqm (231% increase). Earlier AIP miscalculated by including barn (220 sqm). Agent argued 670 sqm as per AIP drawings.
Policies 2-7 of Planning Circular 3/91
Cover small/medium dwellings, external finishes, doors/windows, chimneys/features. Officer stated proposal not in accordance, not innovative high-quality modern design, would result in adverse visual impact. Agent contended policies 2-3 irrelevant to larger house, addressed 4-7, complied with Policy 8 for larger house in own grounds.
Policy 8 of Planning Circular 3/91
For larger house standing in own grounds; referenced in AIP condition 2. Agent argued proposal in spirit with traditional features (stone verges, chimneys, bays, render, slate).
Do not oppose has no traffic management, parking or road safety implications
As there is a shortage of accessible accommodation... good to make this accommodation accessible... ensuring all door openings are at least 800 mm wide... wet room... manoeuvring room for a wheelchair
No evidence of bat use... renovation should not have adverse impact on bats... carry out work before late October
