146661

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                                                 16/00024/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00024/B Applicant : Hartford Homes Ltd Proposal : Erection of a replacement dwelling with integral garage (comprising amendments to PA 14/00381/B & PA 14/01320/B) Site Address : Ballaveare Old Castletown Road Port Soderick Isle Of Man IM4 1BB

Case Officer : Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the curtilage of an existing dwelling situated in the settlement of Ballaveare, to the west of the Port Soderick Road. The site has an area of 0.66 ha (1.6 acres) and is currently a building site as the recently approved schemed is being implemented. Disused stables lie to the south of the house. The former dwelling was a hipped and gabled ended dwelling which is an unfortunate mixture of some traditional elements but many more modern additions and changes including a flat roofed garage, flat roofed link and flat roofed conservatory.

1.2 The site sits on the southern side of the Old Castletown Road and has a stone wall running alongside the highway with a vehicular access therein which has been modified in accordance with the recent approval and mature trees and bushes largely screening what is accommodated within the site. There is a view in from both the main entrance and the minor entrance further to the south west from where some of the existing buildings can be seen. There is no longer view of the property as the natural topography and level of the site provides a screen of the property from the Marine Drive and the Port Soderick Road.

THE PROPOSAL 2.1 Proposed is the replacement of the dwelling with minor modifications to what already has approval under PA 14/00381/B with the access further modified under PA 14/00979/B and PA 14/01320/B. The former dwelling had a floor area of around 620 sq m and the proposed 1,039 sq m, representing an increase of 67% but which is a reduction from the most recently approved scheme. The new dwelling will still have a hipped roof finished in imitation slate, rendered walling with vertically proportioned windows in the front elevation with a flat roofed open porch supported by pillars and dentilled cornicing under the eaves. The rear has a more contemporary feel with greater areas of glazing with more Arts and Crafts still glazing bars, all looking out onto a raised patio and steps leading down into the lower garden area.

2.2 The residential curtilage is not to change and the position of the house overlaps that of the existing. The formerly detached double garage is to be constructed to the north of the house but now attached to the house, omitting the previously approved link.

2.3 A new access is to be provided, further to the west in order to provide better visibility of and for those emerging from the site, as approved previously. As with the previous schemes, this will necessitate the removal of a number of trees to the west of the access. Additional, new planting is to be introduced in this area.

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                                                 16/00024/B
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2.4 The current proposal differs from that already with approval inasmuch as:

the garage will now be closer to and attached to the house the dwelling footprint will be slightly less long - 2m the footprint of the building will be more squared off at the eastern side.

PLANNING STATUS AND POLICY 3.1 The site lies within an area of Open Space and High Landscape Value and Scenic Significance on the Braddan Local Plan of 1991. As such there is a presumption against development as set out in General Policy 3 and Environment Policies 1 and 2. However, there is provision within Housing Policy 14 for the replacement of existing dwellings as follows:

"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 generally, 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 which involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design and or siting, there would be less visual impact."

PLANNING HISTORY 4.1 Planning permission was granted for the principle of the erection of a dwelling to replace the stables, under PA 00/00769A but was not implemented.

4.2 Permission was then granted for the installation of replacement windows and doors to the main house, under PA 07/0015B9.

4.3 The most relevant of the previous applications is one for the replacement of the existing dwelling. This, PA 11/01551/B was refused initially and at appeal for reasons relating to the design, position and size relative to the context of the site and the provisions of HP 14.

4.4 Planning approval was granted for a replacement dwelling under PA 14/00381/B with further alterations to the access approved under PA 14/00797/B and 14/01320/B.

REPRESENTATIONS 5.1 Department of Infrastructure Highway Services indicate that they do not oppose the application (14.01. 16).

5.2 Braddan Parish Commissioners indicate that they approve the application (28.01.16).

ASSESSMENT 6.1 The critical issue here is whether the proposed alterations result in property which no longer complies with the provisions of HP 14.

6.2 The proposed changes will result in little change to what is visible to the public, the most significant being the relocation of the garage to a position closer to the house. The other changes, decrease the overall floor area, do not result in a significant change in mass and thus do not result in a significantly different impact from what already has approval.

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                                                 16/00024/B
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6.3 As such, the proposed dwelling is considered to accord with the intentions and provisions of HP14 and is recommended for approval.

PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant’s agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 08.02.2016

Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

C 1. 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.

C 2. 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.

REASON: to ensure that the planting shown in the approved details is introduced and maintained to minimise the visual impact of the proposed development.

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                                                 16/00024/B
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This approval relates to drawings 001A, 002A, 003A, 004A, 005A, 006A and 007A all received on 11th January, 2016.

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 11.02.2016

Determining officer

Signed : M GALLAGHER

Michael Gallagher

Director of Planning and Building Control

Customer note

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