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Application No.: 17/00454/B Applicant: Mr David Corrin Proposal: Demolition of existing and erection of a replacement dwelling (amendments to PA 16/01160/B) Site Address: Kilravock Shore Road Bay Ny Carrickey Port St. Mary Isle Of Man IM9 5LY Case Officer : Mr Edmond Riley Site Visit: 18.05.2017 Expected Decision Level: Officer Delegation
Officer’s Report PREAMBLE
0.1 This application is almost identical to one previously approved by the Planning Committee. PA 16/01160/B sought approval for the erection of a replacement dwelling on the application site; that the subject of this report is also such an application, but with an amended design. The primary difference is in the form of a 3.15sqm porch within the crook of the dwelling's L-shaped footprint. The porch would have a pitched roof to match that of the dwelling but be set back slightly from the main elevation; a rooflight would also be within its roof plane. Secondly, the front pedestrian gate is proposed to be closed off and an additional gate added, providing access from the Shore Road pavement. Finally, the window and door arrangement on the side elevation facing towards the adjacent Avondale is altered to reflect a changed room arrangement internally. - 0.2 On this basis, it is not considered necessary to bring this application before the Planning Committee given the minor, and acceptable, nature of the changes proposed.
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 'Kilravock', Shore Road, Bay ny Carrickey, Port St. Mary. It is a detached dwelling located on a corner plot, bounded by Shore Road to the south and Mount Gawne Road to the north. - 1.2 The existing dwelling is a single-storey, pitched-roofed property with a painted render finish and slate roof. To the rear (northwest) corner of the site is a single-storey, flat-roofed garage and immediately adjacent to this is an area of hardstanding and a small lawned area. Vehicle access to the garage and rear hardstanding area is via an existing narrow gated entrance accessed from Mount Gawne Road. - 1.3 Immediately to the southwest is the two-storey dwelling 'Avondale', which presents a gable wall to the Shore Road. This dwelling was, at the time of the site visit (18th October 2016) unoccupied and offered for sale.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the erection of a replacement dwelling with associated parking. This dwelling is primarily two-storey in form along with a cat-slide roof element providing part of the L-shaped footprint. The two-storey element is largely provided within the roofspace and accordingly the eaves and ridgeling are lower than might be expected of a more traditional two-
3.0 PLANNING HISTORY - 3.1 The site has a relevant and contentious planning history, with three previous applications for replacement dwellings being refused (PAs 12/01684/B, 13/00796/B and 15/00909/B; the first two applications sought for the creation of two dwellings, the latter for only one). Of most relevance, though, is the approval issued to the most recent application on the site, PA 16/01160/B. The Committee minutes from the meeting at which that application was determined state that "The Committee accepted the recommendation of the case officer and the application was approved subject to the following conditions:
"C1. 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.
"C2. Prior to the commencement of the dwelling hereby approved, the access as shown on Drawing no.1362.2 Rev 1 (date-stamped as having been received 11th November 2016) shall be constructed and retained as such, and the visibility splay shall remain unobstructed at a height of 1.05m thereafter.
"Reason: In the interest of highway safety.
"C3. Prior to the occupation of the dwelling hereby approved, the car parking and manoeuvring areas as shown on Drawing no.1362.2 Rev 1 (date-stamped as having been received 11th November 2016) shall be provided and remain free from obstruction thereafter.
"Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety."
3.2 A recent site visit demonstrated that some work in preparation for the demolition of the existing dwelling has been undertaken, but the dwelling remains standing.
4.0 THE DEVELOPMENT PLAN - 4.1 The site lies within an area not designated for development under the Area Plan for the South. The site is not within a Conservation Area nor is Kilravock Registered. - 4.2 The zoning of the site means that development is generally to be resisted as per General Policy 3 and Environment Policy 1. However, Housing Policy 14 makes provision for replacement dwellings on land not zoned for development:
"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."
4.3 Strategic Policy 5 is also important to note: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the island. In appropriate cases the department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies." - 4.4 For some more specific policy guidance, the Area Plan for the South sets out the following Landscape Strategy (E9):
"The overall strategy is to conserve the character, quality and distinctiveness of the tranquil and coastal area with its rich ecological habitats, open and expansive panoramic views, sites of archaeological importance and to conserve the coastal setting of Port St. Mary."
5.0 REPRESENTATIONS - 5.1 Highway Services of the Department of Infrastructure, in noting the changes from the previous approved scheme, offered no objection, subject to the addition of the following condition to the previously attached condition 3:
"1. Within 1 month of the occupation of the dwelling or the construction of the new gate, whichever is the soonest, the existing gate shall be removed.
"Reason: In the interests of highway safety."
5.2 Rushen Parish Commissioners offered no objection to the application in comments made on 19th May 2017.
6.0 ASSESSMENT - 6.1 In view of the extant approval, consideration must be given as to whether or not the changes hereby proposed still result in an acceptable scheme. The design ethos of the dwelling will remain unchanged from the idiosyncratic but generally well-considered scheme previously approved. - 6.2 The case officer noted some concern with the somewhat disordered nature of the windows to the west elevation, and the arrangement now proposed gives a greater sense of uniformity without harming neighbouring living conditions (notwithstanding that Avondale remains unoccupied). - 6.3 The addition of the porch is considered to be unobjectionable: it is small in size and scale and its being set back from the main elevation helps provide further welcome subordination. - 6.4 Finally, there is no objection to the alteration of the pedestrian access gates, which would have no material effect on the appearance of the dwelling or streetscene, and which change is also acceptable to Highway Services. The additional condition they have sought is reasonable.
7.0 RECOMMENDATION - 7.1 In view of the favourable conclusions on the key issues, it is recommended that the application be approved subject to the conditions discussed.
8.0 INTERESTED PERSON 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: 24.05.2017 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 ensure that the strategic plan car parking standards are met in the interest of highway safety.
The development hereby approved relates to the Location Plan and to Drawings 1362.10 and 1362.11, all date-stamped as having been received 20th April 2017.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 24.05.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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