9 May 2016 · Planning Committee
Belmont, Lewaigue Road, Dreemskerry, Ramsey, Isle Of Man, IM7 1bf
The proposal involves demolishing the existing dwelling 'Belmont' (342 sqm floor area) and replacing it with a larger two/three-storey dwelling of 679.5 sqm (539.3 sqm excluding garage), featuring a classical Georgian-influenced front elevation with hipped roof, portico, and six-over-six paned windows, and a contempora…
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The officer assessed the proposal against Housing Policy 14, which permits replacement dwellings in countryside areas on a one-for-one basis but requires they not be substantially different in siting/…
Housing Policy 14
Requires replacement dwellings not substantially different in siting/size unless environmental improvement, generally ≤50% larger floor area, traditional Manx vernacular design per Circular 3/91 Policies 2-7 or exceptionally innovative modern high-quality without adverse visual impact; allows larger if replacing poor form with traditional or less visual impact. Officer found proposal exceeds 50% size (nearly 100% increase), not traditional but mixed Georgian/contemporary design of acceptable quality; finely balanced as visual impact neutral/not worse than existing despite glazing visibility, justifying approval on balance.
Environment Policy 2
Protects high landscape value (AHLV) areas unless development does not harm character/quality or location essential. Site in AHLV; officer assessed proposal would not harm landscape character given obscurity below highway, tree cover, sporadic rural dwellings, and neutral visual change.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Access and visibility splay
Prior to the commencement of the dwelling hereby approved, the existing accesses shall be blocked up using Manx stone and the new access and visibility splay shall be laid out, all as shown on approved plan 03. Reason: In the interest of highway safety.
Manx stone walls
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), any walls erected on the site shall be formed of Manx stone, unless otherwise agreed in advance with the Department. Reason: In the interest of the character and amenity of the site.
The proposed new access improves the current issues and is seen as an improvement in terms of road safety for all road users.
All points addressed; only 2 trees (prunus and ash) to be removed; not concerned about the impact.
Content with the proposal overall following bat roost assessment and removal of land with lizard activity from red line.
Watershed analysis indicates water will go down the road to new drainage; no concerns over the proposals from a flood risk perspective.
Existing dwelling in poor repair and unoccupied; design meets planning requirements; dwellings on road are substantial and individual, much thought given to this design.
Manx Utilities have no flood risk concerns after watershed analysis; Highways do not oppose with positive comments on access safety; Maughold Parish Commissioners object due to policy non-compliance and drainage impacts; DEFA officers raise tree removal and biodiversity clarification requests without formal objection.
Key concern: contravention of Housing Policy 14 and Planning Circular 3/91 due to substantially larger size and environmental impact
Manx Utilities
No ObjectionFrom a flood risk perspective Manx Utilities have no concerns over the proposals.; a watershed analysis has been carried out which indicates that any water which did find its way into the drive of the property will now go down the road and be picked up in new road drainage which is part of this application.
Maughold Parish Commissioners
ObjectionThe Commissioners object to this 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.; the new building should generally be sited on the "footprint" of the existing, and should have a floor area(s), which is not more than 50% greater than that of the original building
DEFA Forestry
Conditional No ObjectionThe trees on this site are not significant specimens of any great merit and the landscape impact of this proposal (from a tree point of view) is not likely to be significant.; Given the low value of the trees on this site I don't think a full BS5837 survey and constraints plan will be necessary in this instance
Conditions requested: measured survey does not cover the whole of the site as indicated by the red line on the proposed location plan. If not the whole site, it should at least cover the area in the adjacent field which will be used to create the new access.; site layout plan does not show those trees that need to be removed to accommodate the proposed design. All trees included on the topographical survey should be included on the site plan, colour coded to indicate retention or removal.; separate to the site layout plan, a schedule of 'trees to remove' should be submitted listing the species, stem diameter, crown spread and total height of each tree that is to be removed under this proposal.
DEFA Biodiversity
No CommentI recommend that details are sought to clarify what is proposed for the other plot.
Conditions requested: details are sought to clarify what is proposed for the other plot
Maughold Parish Commissioners
ObjectionThe Commissioners note the amendments but maintain their objection to this application; A further matter in regard to drainage and storm water run-off has also come to light following the heavy rains of December 3rd 2015 and subsequent. The property and land, 'Dreemskerry Farm', below Belmont has been severely flooded and its driveway washed away.
Conditions requested: the consequences of any development that takes place at Belmont are fully considered prior to a decision being made; in particular, the Commission requests that the proposed felling of trees does not exacerbate the drainage situation onto the land and property below.
DOI Highways
Conditional No ObjectionDo not oppose with condition/comment; The proposed new access improves the current issues and is seen as an improvement in terms of road safety for all road users.; DNOC on 9.11.15
