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14 October 2014 13/00116/B Page 1 of 5 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 13/00116/B Applicant : Mr & Mrs Simon Glynn-Riley Proposal : Demolition of existing farmhouse and cottage and erection of a replacement dwelling Site Address : Kirkle Farm Ballakillowey Road Colby Isle of Man IM9 4BW

Case Officer : Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level :

Planning Committee

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE REFERENCE TO HOUSING POLICY 14 OF THE STRATEGIC PLAN

THE SITE 1.1 The site is the curtilage of two existing dwellings, Kirkle Farm and Kirkle Cottage which are separated by only 3m on the ground. Kirkle Cottage is a single storey stone property which has the appearance of a former converted building but with a modern conservatory added to the north western end. This has a floor area of around 71 sq m. The farmhouse is a larger structure, having two floors of accommodation over a wider area. The building has a main core which is just over 16m long with extensions at the front and rear and an overall floor area of around 308 sq m. There is a further detached garage which has a footprint of 13.2m by 7m (92sq m) which lies to the north of both other existing buildings, around 6m from the farmhouse and 8m from the cottage.

1.2 The curtilage of the two dwellings is around 0.6 acres (0.26 ha) excluding the length of access drive.

1.3 The buildings on the site can be seen from the Sloc Road (A36). The view of them is from at least 120m away and across open fields. The buildings are not fully visible due to existing hedges such that mostly only the upper parts of the buildings - the roof of the garage and cottage and the first floor and roof of the existing farmhouse, are visible.

1.4 Not shown on the site and location plans are stable buildings which lie to the south west of the farmhouse (see Planning History) which are in the ownership of the applicant.

THE PROPOSAL 2.1 Proposed is the demolition of the farmhouse and the cottage and their replacement by a new single dwelling. The comparative floor areas are 379 sq m existing and 704 sq m which results in an increase of 85% over the existing. The garage is to be retained as is.

2.2 The proposed dwelling will have a main two storey core of 13.4m with substantial chimney stacks and a generally traditional appearance, replicating a quarterland farmhouse style of dwelling with five windows on the first floor and two windows either side of the front door which faces south east - ie towards the A36. The building then has a side extension which is 0.7m lower than the main ridge level and projects a further 7.8m to the south west.

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14 October 2014 13/00116/B Page 2 of 5 On the other end of the frontage, and set back by almost 5m is a further annex which extends 11m back and is linked to the retained garage by a slate roofed covered link. That side annex then turns back and joins the rear of the main dwelling.

2.3 The overall property is proposed to be around 1.7m higher than the existing and orientated differently such that the view from the north will no longer be of the long ridge but an angled view across the stepped ridge. The view from the south which is presently of the L shape of the existing with the conservatory attached to the cottage visible alongside, will be a much larger mass of building - effectively all of the south eastern elevation but which is all stonework compared with the existing which is part render and a stone gable facing towards the road. The applicant's photomontages help illustrate these two different impacts.

2.4 No changes are proposed to the means of access which is via an L shaped drive from the A36.

2.5 The garage is to be retained as garaging for the dwelling.

PLANNING STATUS AND POLICY 3.1 The site lies within an area designated on the APS as Open Space not designated for development and within a wider area of Uplands on the Landscape Character Appraisal. The Area Plan contains the following advice on the landscape policies:

"3.4 Landscape Strategies and Key Views for the South Southern Uplands (A2) The overall strategy for the area is to conserve and enhance the character, quality and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquillity and remoteness and its wealth of cultural heritage features. Key Views Open and expansive panoramic views out to sea and over the southern portion of the Island. Distant views in some areas enclosed by the surrounding peaks."

3.2 There are no site specific policies in the Plan for this part of the parish.

3.3 The appropriate Strategic Plan policy to be applied is Housing Policy 14 which states:

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

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14 October 2014 13/00116/B Page 3 of 5 4.1 The site originally had more buildings on it than currently exist. Approval was granted in principle for the refurbishment of the existing buildings to create living accommodation where the current cottage sits, the creation of a dwelling where the building was which was replaced by the current garage, the continued use of the other three outbuildings as agricultural and the continued use as the farmhouse as a dwelling (PA 94/00834/A. Planning approval was granted for the rear extensions to the farmhouse under PA 89/04149/B and for the addition at the front under PA 96/0173/B. A large conservatory was refused under PA 96/00512/B (part). PA 94/01774/B approved the erection of a replacement garage which presently exists, demolishing a former stone building in a similar position. There was another building to the west of this which has since been demolished.

4.2 The outbuilding was converted to a dwelling under PA 95/00121/B which required the new accommodation to be used only in association with the farmhouse, and the stabling approved to the south west of the dwelling under PA 96/00512/B (part).

4.3 Planning approval was granted to the replacement of Upper Kirkle, which lies to the west under PA 08/00108/B. This resulted in a dwelling which would have been 300mm taller than the existing, 60% larger in footprint and 70% larger in floor area. This was not implemented and has now expired. Further applications for the replacement of the dwelling were refused - PAs 11/00839/B and 00840/B. These resulted in dwellings which were in excess of 263% larger than the existing.

REPRESENTATIONS 5.1 Rushen Parish Commissioners object to the application on the basis that it looks too large for the site and resembles from one aspect a terrace of houses. They are aware of the refusal of larger replacement dwellings at Kirkle to the west.

5.2 Department of Infrastructure Highway Services indicate that they do not oppose the application.

5.3 Manx Utilities Authority (Electricity) indicate that they seek consultation regarding the provision of an electricity supply to the property. ASSESSMENT 6.1 The key test is whether the proposed development results in an acceptable visual impact in what is a very open and scenic part of the Island. In assessing this, it is relevant to assess whether what exists is of poor form (which would possibly justify a replacement dwelling which is greater than 50% larger than the existing floor area), what impact the current buildings have and how this compares with what is proposed. There are at least two different viewpoints from where these assessments should be made - that is to the north of the site and to the south both as viewed from the public highway (A36). From neither is the existing building group particularly prominent and they appear as one of the groups of buildings or individual buildings in the wider landscape, including Upper Kirkle, The View and Fern Villa and to the south, Ballarock. It is relevant that The Views as shown on the application location plan is smaller than it appears on site, having been extended beyond what is shown on the application drawings. The critical consideration therefore is whether the proposed dwelling would change this contribution to the countryside in this area and whether it would have a different or greater impact.

6.2 The existing group is largely traditional, although the conservatory attached to the smaller cottage is not particularly so and the overall length of the existing main core is longer than what may normally be expected and what is seen, for example at The Views which is an elongated property but with elements of more traditional proportions. What is noticeable from studying the landscape in this area is how much the stone finished building blend much more seamlessly into the landscape - considering for example the buildings at Ballarock and the stable buildings to the south of the application site. What is proposed will be finished in stone in respect of those elevations which will be visible from the A36 and in this respect could be

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14 October 2014 13/00116/B Page 4 of 5 said to have less of a visual impact, even though the buildings will be taller. The ridge is, however, broken into smaller sections than the existing and in this respect also has a reduced impact.

6.3 In terms of its design and particularly its finish, it is concluded that the scheme will result in a reduced visual impact and therefore accords with what HP14 is trying to achieve. Whilst it is larger than 50% greater than the existing, the actual impact is considered to be such that what could be seen would not look as if it were that much greater than what is on site and what is proposed is considered to sit comfortably into the landscape. The scheme compares favourably with what were refused at Upper Kirkle.

6.4 As such the application is recommended for approval.

PARTY STATUS 7.1 The local authority is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.

7.3 Manx Utilities Authority (Electricity) does not raise material planning considerations and as such should not be afforded party status in this case.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

12.09.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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 13 of the Town and Country Planning (Development Procedure) Order 2005 and to avoid the accumulation of unimplemented planning approvals.

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This approval relates to drawings 50, 51 and 52 received on 1st February, 2013 and 01A, 100A and 300A received on 22nd August, 2014.

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14 October 2014 13/00116/B Page 5 of 5

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 : 13th October 2014

Signed : S E Corlett Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

YES/NO