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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00591/B Applicant : Mrs Heather Quinn Proposal : Erection of a replacement detached dwelling with associated ancillary living accommodation Site Address : Cronk House Ballavagher Road St Johns Isle Of Man IM4 3JF

Case Officer : Miss S E Corlett Photo Taken : 04.01.2017 Site Visit : 04.01.2017 Expected Decision Level : Planning Committee

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSAL RESULTS IN A FLOOR AREA WHICH IS MORE THAN 50% OF THE EXISTING

This is a re-submission of an earlier application, 16/01341/B which was approved by the Planning Committee on 3rd April, 2017. This current application proposes modifications to the house in the form of a rear conservatory and accommodation above the approved garage, whose height is to be increased to provide a study, studio and library above. The details of this are provided at paragraph 2.1 onwards.

THE SITE 1.1 The site is a somewhat arbitrarily defined piece of land which lies to the east of the A3 Foxdale Road and to the west of the Ballavargher Road which leads south from the Hope crossroads towards the Eairy and Foxdale via the Lhoobs and Ballavar/Archallagan Roads. The area edged red includes the access from the Ballavargher Road to the existing farmhouse together with land around it which is a reasonable area for the curtilage of the house. As it is a farmhouse, it would not necessarily have a formally arranged garden but rather land immediately alongside the house used for domestic purposes. The site also includes the route of a new lane which will serve the new dwelling. The site is the same as that of 16/01341/B.

1.2 The existing house has a footprint of around 71 sq m. The existing cottage is a traditional Manx farmhouse, albeit the front elevation is not as wide as one may usually expect, with a frontage of almost 9m (usually 11m) and a depth of ground floor of 8m. The upper floor is contained to an area of around 5.5m depth, leading to an overall area of 116 sq m measured externally.

1.3 The access leads out onto the Ballavargher Road with limited visibility to the left and better visibility to the right but impaired by wire fencing atop the stone wall. The land owned by the applicant does not include land to the left/north where the visibility could be improved.

1.4 The dwelling is accessed by a single vehicle width lane which turns to the right to provide access to an agricultural barn part way along. The lane curves round to provide access to the house which is visible only fleetingly from the Ballavagher Road due to the position of the house and roadside vegetation. There is limited space available for vehicular turning and parking due to the topography of the site.

THE PROPOSAL

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2.1 Proposed is the replacement of the existing dwelling and the two adjacent outbuildings with a new house, roughly on the footprint of the existing but of a different shaped floor area. The new dwelling will have a main two storey core with accommodation in the roofspace accessed by a permanent staircase, with a single storey annex to the side with integral garage accommodation for two vehicles. The position and general footprint of the building is the same as that approved under 16/01341/B. An extension to the approved footprint is now proposed, projecting 4m from the rear elevation of the main house and will be 6.5m wide with a flat roof providing a balcony leading from one of the bedrooms above. Also proposed now is a higher garage which provides a studio, study and library above the vehicular parking. The garage will be 4m to the eaves and 7m to the ridge compared with the approved which was 2.2m to the eaves and 5.3m to the ridge.

2.2 The accommodation is intended for the applicant and her husband and her mother who is presently living at Springfield Grange nursing home but who they hope will be able to return to The Cronk if there is sufficient space for someone else to live with her. The accommodation is laid out so that it is all within one building including the garaging (46 sq m) with the applicant's mother's accommodation on a single level and comprising a kitchenette/living room space with wetroom and bedroom. This provides around 46sq m of floor space separated by a hallway off which there is the access to this ancillary accommodation and access to a utility room on one side and access to the main house from the other. The main access to the main part of the house is from the front where there is a porch and front doors. The main house will have three bedrooms and storage space in the attic which provides a further 78 sq m of floor space.

2.3 The new house as a whole provided 516 sq m as originally approved, with an additional 138 sq m from the additional accommodation above the garage and the rear extension (not including the balcony area). This is an increase over the existing house of around 463% compared with the approved scheme which increased the floor area by 344%. If one includes the outbuildings (which the policy does not allow) the increase is around 101% (previously 64%). Of the overall increase, the actual dwelling (without the garaging or ancillary accommodation) represents a (previously 222%) increase over the existing house floor area or around 34% (20% previously) increase over the existing house and outbuildings.

2.4 The scheme has been designed with traditional references to the larger Manx rural house: the main two storey element will have dimensions of 15.4m by 9.6m which is larger than the traditional Manx farmhouse described in Planning Circular 3/91 (11m by 5.5m) but still displaying the appropriate proportions, window styles. Some of the detailing, such as the heavy parapet work at eaves level and the style of front porch give the impression of a larger, quarterland type farmhouse of which this is a good replication. From the front, the ancillary accommodation is hidden behind the proposed garage.

2.5 The entrance is to be altered to provide greater visibility and manoeuvring space, taking away the southern corner of the access to widen it and a section of stone wall to be removed. On the other side, the drawings show the trimming back of vegetation although this is not within the defined site on the submitted plans and could not be required to be implemented. In order to access the new house which is at a lower level, a new access drive is proposed, coming off the existing at a point 44m into the site and dropping down to a lower level and running parallel with the existing but up to 10m away. It would be possible to reduce this but this could result in higher gradients and the removal of more trees.

2.6 The applicant explains that they would like to have a study within the redeveloped property to accommodate their work out of office hours and also somewhere to accommodate a significant library. Also, they would like a space in which they could pursue their painting hobby, something which will become more frequently utilised in a forthcoming retirement. They have also looked again at the ancillary accommodation and do not require a formal kitchen so can utilise that space to provide access to the upper floor area and a much larger utility area than what was previously approved. They had considered adding a conservatory at the rear but have opted for a larger

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kitchen in which they can have plants which will also provide an opportunity to have a balcony for one of the first floor bedrooms.

PLANNING POLICY 3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as an area of Reclamation within a wider area of High Landscape Value and Scenic Significance. As such, there is a presumption against development, although provisions are set out in Housing Policy 14 for where approval may be granted for replacement dwellings.

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 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 An agricultural building was approved under 90/01110/B. Most recently planning approval was granted for the replacement of the existing house and outbuildings with a new house together with the construction of a new access drive and modifications to the entrance (16/01341/B).

REPRESENTATIONS 5.1 Patrick Parish Commissioners seek a deferral until after 10th July, 2017 (27.06.17). They did not object to the earlier application.

5.2 Highway Services indicate that they do not object to the application (30.06.17).

ASSESSMENT 6.1 The issues here are whether the proposal complies with Housing Policy 14 and if not, whether there are reasons why the policy should be relaxed. In assessing whether the policy should be relaxed, the assessment of the harm arising from any departure from that policy, should be considered. The most recent approval for a dwelling similar to this is a significant material consideration.

6.2 As with the earlier proposal, the new dwelling will not be built on the footprint of the existing house but partly on the footprint of the existing outbuildings which sit lower than the existing dwelling. The dwelling is also significantly greater than 50% larger than the existing - even more so than the approved scheme. The proposal, like its predecessor, therefore does not comply with these parts of the policy. The existing dwelling, whilst old and not completely in accordance with the proportions of traditional dwellings as set out in Planning Circular 3/91, is not considered to be of poor form.

6.3 HP14 however makes provision for changes in siting and size where there would be a corresponding improvement in environmental impact so it is important to consider what impacts these changes will bring. The re-siting will lower the level of the house and reduce its impact from what would result from a new house built on the existing footprint and the new house will be

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700mm lower than the existing cottage: the re-siting therefore results in an improved environmental benefit although the benefit of the re-siting is limited by the fact that the existing house has very little visual impact. The re-siting also involves a re-orientation of the house such that it is turned through 90 degrees. The existing house is not particularly visible due to its location and the intervening trees and hedges between it and the public highway. Fleeting glimpses of the roof of the proposed dwelling may be visible to people using the Ballavargher Road but the proposed dwelling will be in no way prominent. The proposed changes will not affect this assessment and will not make the house any more apparent.

6.4 The proposed replacement dwelling is considerably larger than the existing. Some of the additional floor area results from a proposed integral garage (46 sq m) as well as the same amount from the ancillary accommodation, now including a large utility room which is more a feature of the main house than the ancillary accommodation. The fact that both of these elements were originally to be single storey was noted to greatly reduce their impact and considered not add to the mass of the main house. The proposal now to raise the height of the garage and ancillary accommodation does not add to the overall height as the main part of the house is already taller and in some ways the garage now looks more traditional than it previously did due to its now squarer proportions rather than the horizontally proportioned single storey garage. The fact that the existing cottage is smaller than the traditional Manx cottage exacerbates the calculation of increase in floor area: a traditional Manx cottage is usually 11m wide and 5.5m deep whereas the existing cottage is only 9m wide and 5.3m deep. Taking away the ancillary accommodation and the garaging, the new dwelling is still considerably larger than the existing and of a different character - grander and with no outbuildings and with better access and circulation space.

6.5 Whilst the proposal does not comply with HP14, the proposal will bring about the ability of the owner to return home with the assistance of her family and where there will be improvements to access and car parking and manoeuvring and little visual impact. The dwelling is well designed and will sit comfortably in its surroundings where there is currently a utilitarian outbuilding. Whilst the floor area and impact of existing agricultural or equestrian buildings is not generally taken into account in the assessment of this sort of application, it is considered that there is visual benefit from what is proposed and as such the application is recommended for approval. It is not considered that the additional accommodation proposed in this application renders the proposal unacceptable, given the approval which already exists. The same conditions regarding further extensions should be reiterated.

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 (d) Highway Services Division of Department of Infrastructure 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

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Date of Recommendation: 04.07.2017

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. 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) no extension, enlargement or other alteration of the dwelling hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.

Reason: To control development in the interests of the amenities of the surrounding area.

C 3. 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), no garages or car ports shall be erected within the curtilage of the dwelling hereby approved other than that expressly authorised by this approval, without the prior written approval of the Department and the garage may be used only for the storage of vehicles and items associated with the occupation of the house.

Reason: To control development in the interests of the amenities of the surrounding area.

C 4. The existing cottage must be demolished and all material removed from site (or re-used in the new development) within 28 days of the completion of the new dwelling.

Reason: To ensure that the development results in a replacement dwelling, not an additional one which would be contrary to the Strategic Plan.

This approval relates to drawings 01.05, 01.06, 01.07, 01.09, 01.08, 02.02A and 02.03A, all received on 31st May, 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: 17.07.2017

Signed :... S CORLETT Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

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Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

PLANNING COMMITTEE DECISION 17.07.2017

Application No. :

17/00591/B Applicant : Mrs Heather Quinn Proposal : Erection of a replacement detached dwelling with associated ancillary living accommodation Site Address : Cronk House Ballavagher Road St Johns Isle Of Man IM4 3JF

Presenting Officer : Miss S E Corlett

Addendum to the Officer’s Report

The Planning Committee approved this application at their meeting of 17th July, 2017 where the standard time limit of commencement of works within 4 years was reduced to coincide the expiry of the earlier approval, 16/01341/B.

Conditions of Approval

C 1. The development hereby approved shall be begun before 5th April, 2021.

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 and to coincide with the approval granted under 16/01341/B.

C 2. 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) no extension, enlargement or other alteration of the dwelling hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.

Reason: To control development in the interests of the amenities of the surrounding area.

C 3. 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), no garages or car ports shall be erected within the curtilage of the dwelling hereby approved other

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than that expressly authorised by this approval, without the prior written approval of the Department and the garage may be used only for the storage of vehicles and items associated with the occupation of the house.

Reason: To control development in the interests of the amenities of the surrounding area.

C 4. The existing cottage must be demolished and all material removed from site (or re-used in the new development) within 28 days of the completion of the new dwelling.

Reason: To ensure that the development results in a replacement dwelling, not an additional one which would be contrary to the Strategic Plan.

This approval relates to drawings 01.05, 01.06, 01.07, 01.09, 01.08, 02.02A and 02.03A, all received on 31st May, 2017.