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Application No.: 17/00375/B Applicant: Miss Kate Teare & Mr James Dormer Proposal: Erection of a replacement dwelling (amendments to PA 16/01211/B) Site Address: Clenagh Veg Clenagh Road Sulby Isle Of Man IM7 3AB Case Officer : Mr Chris Balmer Expected Decision Level: Planning Committee
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE GIVEN THE LOCAL AUTHORITY HAVE RECOMMENDED THAT APPLICATION BE REFUSED BUT IS RECOMMENDED FOR AN APPROVAL.
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Clenagh Veg, Clenagh Road, Sulby located on the eastern side of the Clenagh Road, and north of Sulby Village and the crossroads. - 1.2 Within the site there is the main two storey traditional property with a similar form as a Manx traditional farmhouse, albeit with a flat roofed single storey extension to the side gable elevation (north) and a two storey flat roofed extension to the rear elevation (west). - 1.3 Within the site there is also a Manx stone barn which has previously benefited for planning approval for conversion, albeit this application has now expired.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a replacement dwelling within the application site. This application follows a very similar recently approved replacement dwelling (16/01211/B). The main difference is this new application seeks approval for a rear cat slide dormer, removal of windows to the north gable elevation and removal of two of the three rooflights to the front elevation. The proposal would also increase the ground level 0.2 metres higher than originally approved, to prevent rain water that flows down the path from the road into the housed during storms. A holly tree is also proposed to be removed (albeit the applicants have a tree felling licence already to remove it). In terms of the overall size, design, finishes and siting the dwelling is the same as previously approved. - 2.2 The proposed replacement dwelling is basically a two storey, but with accommodation within roof space, traditional Manx styled property with three upper windows over a central doorway which is flanked by a single window either side at ground floor level with a cat-slide single storey outrigger to the rear of the main dwelling house. The basic footprint of the proposed dwelling measures 11.5 metres by 7.5 metres (13 metres including single store cat-slide roofed aspect to rear), it has an eaves height of 6 metres and a ridge height of 9.2 metres. The main dwelling house would be finished in traditionally laid Manx stone painted render, a grey nature slate roof and aluminium sliding sash windows to the front and sides of the traditional aspects. The form of the rear cat-slide outrigger, is traditional, but the finish and window fenestration is more contemporary, with the use of large windows openings and a mixture of finishes (stone & timber cladding).
3.0 PLANNING HISTORY - 3.1 As indicated above the site has been submitted to the following planning applications which are considered relevant in the determination of this application: - 3.2 Erection of a replacement dwelling - 16/01211/B - APPROVED - 3.3 Installation of replacement windows and doors and replace existing window with door 12/00781/B - APPROVED - 3.4 Conversion of existing outbuilding into a dwelling - 10/01616/B - APPROVED
4.0 PLANNING POLICY - 4.1 The site is zoned under the Isle of Man Development Plan Order 1982 as being "woodland"; the site is not located within a Conservation Area or within an area zoned as High Landscape Value or Costal Value and Scenic Significance. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of the planning application - 4.3 Environment Policy 1 states: "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." - 4.4 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14)". - 4.5 Housing Policy 12 states: "The replacement of an existing dwelling in the countryside will generally be permitted unless:
4.6 Housing Policy 14 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."
5.0 REPRESENTATIONS - 5.1 Lezayre Parish Commissioners recommend a refusal (25.04.2017) on the following summarised grounds; The Commissioners feel that the addition of the dormer window changes the aesthetics of the overall look of the building, making it appear taller and the floor level will be increased by 200 mm and the height of the dwelling will increase to 9.3m compared to the original dwelling height of 7.2m. - 5.2 The Department of Infrastructure Highways Services do not oppose subject to conditions (received on 20.04.2017), stating:
"The proposal is to replace an existing dwelling with a new dwelling. The proposed car parking and access are acceptable and meet current standards.
Highway Services does not oppose this application subject to the following conditions:
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety."
6.0 ASSESSMENT - 6.1 Under the provisions of General Policy 3 and Housing Policy 14 of the Isle of Man Strategic Plan 2016 the erection of a replacement dwelling on a one for one basis is an accepted exception to the general presumption against development within the countryside. Whilst the existing dwelling is in poor condition it is considered the dwelling has been occupied in the last 10 years as a dwelling and therefore still retains its full habitable status and therefore also accords with Housing Policy 12 in that respect. This policy also indicates that is the existing dwelling "is of architectural or historic interest and is capable of renovation" then replacement of an existing dwelling should not be permitted. In this case the existing dwelling has been adversely altered including single and two storey flat roofed extensions, inappropriate front porch extension, and removal of original sliding sash windows with brown uPVC casement windows, all of which impact the character of the dwelling, to such an extent which it is now considered the existing dwelling does not have much of its original architectural or historic interest. Accordingly it is considered the primary policy to assess the proposed development against is Housing Policy 14. - 6.2 As can be seen, Housing Policy 14 raises a number of issues that need to be taken into account. Whilst the siting of the proposed replacement dwelling overlaps that of the existing dwelling the size increase from the existing to the proposed dwelling is greater than the 50% referred to within the policy. This proposal would equate to a 49% increase (proposed floor area 286sqm & existing floor area 191sqm). Accordingly, in terms of percentage increase the proposal would comply with this aspect of the policy. Furthermore, the dwelling is sited on the same/very similar footprint of the existing and therefore complies with this aspect of the policy as well. For information the floor area is the same as previously approved under 16/01211/B.
6.3 The final aspect of the policy to considered is whether the design of the new building is in accordance with Policies 2-7 of the present Planning Circular 3/91. Certainly the main part of the dwellinghouse and the aspect of the dwelling which is most publically visible from the adjacent highway, does fully comply with Planning Circular 3/91 as it appears as a two storey farmhouse design with three upper windows over a central doorway flanked by a single window on each side. The proposal also in terms of proportion, form, finish and design complies with Circular 3/91. The proposal would be taller than the existing dwelling (approximately 2m), although it is considered this height increase would not have a significant impact upon the visual amenities of the area. - 6.4 In relation to the rear lean-to styled aspect to the rear of the main dwellinghouse and new cat-slide roof dormer, both are again traditional in proportion and form. Arguably, the most contentious issue is the contemporary finish and fenestration of these aspects. However, it is considered the design of this aspects are of high quality and appropriate form of developments and would have no adverse impacts upon the visual character or appearance of the countryside. The Commissioner's argue that the new rear dormer would change the aesthetics of the overall look of the building, making it appear taller. The rear dormer would not be very apparent from public views, in fact only the southern cheek of the dormer would potentially be noticeable, albeit any such view would be fleeting if viewable at all, given it is to the rear of the property and given the roadside landscaping to the south of the site. While it could be argued that having two dormers to the rear elevation would have more of a balancing appearance, in this case the contemporary catslide roof dormer, with its four panel windows could be argued to flow with the two pairs of velux roof lights below it and then the four panelled bi-folding doors at ground floor level. Notwithstanding this, it is considered the approach is acceptable and would have little if any visual impact upon the public visual amenities of the area or the countryside to warrant a refusal.
6.4 Overall, the design of the dwelling would be an improvement over the existing property and would be in keeping with the countryside and along the Clenagh Road. - 7.0 RECOMMENDATION
7.1 It is recommended that the application be approved. - 8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
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: 03.05.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
This approval relates to drawings 01, 16 1191/1, 3A, 4, 5A and 6 all received on 31st March 2017.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : …Permitted.. Committee Meeting Date:…22.05.2017 Signed :……C BALMER……………….. Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (
YES/NO
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