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PLANNING OFFICER REPORT AND RECOMMENDATIONS 14/01320/B Hartford Homes Ltd Erection of a replacement dwelling with detached garage and creation of improved vehicular access (comprising amendments to PA 14/00381/B) Ballaveare Old Castletown Road Port Soderick Isie Of Man IM4 IBB Application No.: Applicant: Proposal: Site Address ; Case Officer: Photo Taken : Site Visit: Expected Decision Level : Officer Delegation Miss S E Corlett Officer's Report THE SUE 1.1 The site is the curtilage of an existing dwelling situated in the settlement of Baltaveare, to the west of the Port Soderick Road. TTie site has an area of 0,66 ha (1.6 acres) and accommodates an existing dwelling which sits to the west of the site and towards the front. Disused stables lie to the south of the house. The existing dwelling is 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. 1.1 The dwelling sits on the southern side of the Old Castletown Road and has a stone wall running alongside the highway with a vehicular access therein and mature trees and bushes 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. Ttie existing dwelling has a floor area of around 620 sq m and the proposed 1,005, representing an increase of 62%, The new dwelling will 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 stili 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. A detached double garage is to be constructed to the north of the house. 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. 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. 22 December 2014 14/01320/B Page 1 of 4

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2.4 The current proposal differs from that already with approval inasmuch as: the footprint of the building is being re-orientated slightly (4 degrees) towards the south the approved two storey lounge will now have a conventional height ceiling and a bedroom provided above the balcony previously approved off a rear bedroom is to be incorporated into the main body of the dwelling the detached garage is now to have a gable ended roof not a hipped roof, This roof is now around 0.6m higher the addition of a plant and bin store at the rear of the garage, measuring 1.8m by 7.1m internal alterations which would not require planning approval. 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. REPRESENTATIONS 5.1 Braddan Parish Commissioners and Department of Infrastructure Highway Services indicate that they do not oppose the application (28,11.14 and 12.12.14). 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. 22 December 2014 14/01320/B Page 2 of 4

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6.2 The proposed changes will result in little change to what is visible to the public, the most significant being the change in roof shape of the garage to something which is more traditional, with gable ends rather than hips. The other changes, whilst increasing slightly the overall floor area, do not result in a significant increase in mass and thus do not result in a significantly different impact from what already has approval. 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 The local authority, Braddan Parish Commissioners are, 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 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. Recommendation Recommended Decision: Permitted Date of Recommendation: 22.12.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : 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. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. C2. 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. 22 December 2014 14/01320/B Page 3 of 4

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This approval relates to drawings 001, 002, 003, 004, 005, 006 and 007 all received on 19th November, 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made: Permitted Date: Determining officer (deiete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed ;... Sarah Corlett Senior Planning Officer ... Signed :... Michael Gallagher Director of Planning and Building Control Head of Development Management Signed :... Jennifer Chance 22 December 2014 14/01320/B Page 4 of 4