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PLANNING OFFICER REPORT AND RECOMMENDATIONS 14/01187/B Mr & Mrs Ian Morrow Erection of a replacement dwelling Eskadale King Edward Road Onchan Isle Of Man IM4 6AB Application No.: Applicant: Proposal: Site Address: Miss Melissa McKnight 26.11.2014 26.11.2014 Planning Committee Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer's Report THIS APPLICATION IS REFERRED TO PLANNING COMMITTEE AS THE PROPOSED REPLACEMENT DWELLING IS OVER 50% LARGER THAN THE EXISTING DWELLING. 1.0 INTRODUCTION 1.1 This application has been submitted as a resuit of an expired approval. In 2010 planning permission was granted under PA 09/01722/B for the demolition of the existing dwelling and erection of a replacement dwelling. The approval for this planning permission expired on 15th January 2014. What is proposed under this scheme emulates the scheme that was proposed and approved under PA 09/01722/B. 2.0 THE APPLICATION SITE The application site is the residential curtilage of Eskadale, a two storey detached dwelling located on the western side of King Edward Road in Lonan/Onchan. 2.2 To the east of the application site is the Manx Electric Railway and to ttie north and west of the site is Bibaloe Beg Road which joins the A2 further west of the site. Along Bibaloe Beg Road are a handful of detached dwellings and a large farm holding, 2.3 The application site dwelling is bounded by hedging and mature tree on all sides. Travelling along King Edward Road, the existing dwelling is visible, however not in its entirety. The front elevation is partially screened. 1.2 2.1 The application site dwelling follows a similar form of a TudorBethan' incorporating a mixture of non-traditional materials incorporated in a mock period building. Whilst there are interesting features to the dwelling the overall impression is that of a self-build based 2.4 some on the earlier works of Scott or Rigby. 3.0 THE PROPOSAL This current planning application seeks approval for the demolition of the existing dwelling and erection of a replacement dwelling. 3.1 Page 1 of 6 14/01187/B

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Measuring from the longest points, the new proposed dwelling would have a length of approximately 22 metres, width of just less than 17 metres and height of 9 metres. In comparison with the existing dwelling, the new dwelling would be approximately 5 metres longer and just over 3 metres wider. The height of the existing dwelling is not known. The floor space of the proposed dwelling would be 440sqm, existing is 256sqm. As such the proposed new dwelling equates to a 71% increase in the overall floor space from the existing, The ground floor of the dwelling and the chimneys would be constructed using handmade or reclaimed brick, The first floor would have oak framing with morticed and tenoned and pegged joints and smooth rendered panels between and handmade clay tile hanging and smooth lime rich render. The windows would be timber framed and painted with the doors to be oak. The roof would be finished with plain tiles and the sandstone brackets and decorative sandstone lintels would be retained. 3.2 3.3 3.4 The surface water run off drains to be taken to existing ponds in lower garden area and the new SW drain on north east boundary to be taken to existing river. The new foul drainage would be taken to a new biodIsc domestic treatment works and new reed bed. It is also proposed to raise the garden to the south of the dwelling by 150mm and relay to grassed area with a low level retaining wall in face brick to match the proposed dwelling. There would be new steps at the raised garden leading to the existing garden area along with the creation of new steps to the existing ornamental garden to the west of the dwelling with new retaining wall in face brick to match the proposed dwelling, There would also be additional planting in the form of a new hedge screen planting to north/north eastern boundary of the site with Bibaloe Beg Road and a new access gate adjacent to the north west of the dwelling. 3.5 3.6 4,0 PLANNING HISTORY 4.1 The application site has been the subject of eight previous planning applications, three of which are considered materially relevant to the assessment of this current planning application given the level and nature of development proposed and all were granted planning approval and have been listed below: PA 11/00204/B: Erection of a detached garage/store and amendments to vehicular access PA 09/01722/B: Erection of a replacement dwelling. PA 01/00929/B: Erection of garage/workshop/store to replace existing garage 5.0 PLANNING POUCY In terms of local plan policy, the application site is an area zoned as Open Space under the Onchan Local Plan 1998. Planning Circular 1/2000, the written statement that accompanies the local plan, contains no policies that are considered materially relevant to the assessment of this current planning application. 5.1 5.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered materially relevant to the assessment of this current planning application: Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive 14/01187/B Page 2 of 6

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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" Environmental 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." Environment Policy 7 states: "Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which would not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria: all watercourses in the vicinity of the site must be identified on plans accompanying a planning application and include an adequate risk assessment to demonstrate that works will not cause long term deterioration in water quality; details of pollution and alleviation measures must be submitted; ail engineering works proposed must be phased in an appropriate manner in order to avoid a reduction in water quality in any adjacent watercourse; and development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species". a) b) c) d) Environment Policy 10 states: "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4". 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." 6.0 REPRESENTATIONS 6.1 Lonan Parish Commissioners recommend the application be approved (24/10/2014). 6.2 Onchan District Commissioners have no objection to the current planning application Page 3 of 6 14/01187/B

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(29/10/2014). The Department of Infrastructure Highway Services do not oppose the planning appiication subject to nothing being pianted, erected or aiiowed to grow above 1,05 metres in height within the visibiiity spiay (07/11/2014). 6.3 The Department of Environment, Food and Agricuiture (DEFA) Fisheries have no concerns regarding the proposed development, provided there is no impact on the river aiongside the property. The appiicant is however advised to contact DEFA when works are due to commence (18A1/2014). 6.4 7.0 CONSULTATIONS As the site is within ciose proximity to a watercourse it was feit necessary to discuss the proposed deveiopment with Manx Utiiity Authority (MUA) regarding the potentiai impact of the deveiopment upon flooding. MUA have stated that the appiicant shouid be aware that no works shali be aiiowed that wili affect the capacity of the watercourse and it shouid be maintained free from impediment, and MUA and DEFA Fisheries consent shaii be required prior to any proposed works to the river bed and embankments (21/09/2015). 7.1 8.0 ASSESSMENT Aithough the principle of the development has previousiy been approved, the appiication has been re-submitted seeking fuli approvai, as a resuit of an expired pianning approvai, and as such wiii be assessed accordingiy aiongside the reievant policies. 8.1 Environmentai Policy 1 sets out that the protection of the countryside will be the main consideration when assessing applications for development within rural areas. Housing Policy 14 specifies that generally a replacement dwelling should not be substantially different to the existing in terms of siting and size, unless the changes would result in an environmental improvement; the new building should generally be sited on the "footprint of the existing and should not be more than 50% of the existing floor area. In exceptional terms, permission may be granted for replacement dwellings of innovative, modern designs; designs should incorporate the re-use of such stone and slate as are still in place on site, and in general, new fabric should be finished to match the materials of the original building. The policy goes on to state that 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. The main aim of Housing Policy 14 is to ensure that replacement dwellings do not have a disproportionate impact compared to the building which they replace. 8.2 The proposed building would be larger in terms of floor area than the existing dwelling, representing an increase of around 70% and would not represent a traditional dwelling as outlined under Planning Circular 3/91. As such, the acceptability of the proposal needs to be assessed against the second paragraph of the policy. This states that 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. 8.3 It is judged that the proposed dwelling represents a single coherent dwelling, which is considered to be of high quality design. The design of the new dwelling takes account of the style of the existing dwelling and arguably improves upon to create a high quality dwelling that takes influence from the arts and crafte movement. 8.4 8.5 On assessment, the proposed new dwelling is not considered to cause any 14/0H87/B Page 4 of 6

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unacceptable harm to the surrounding area. The dwelling proposed under this scheme is judged to represent an overall improvement over the existing dwelling in visual terms over the current situation. In terms of the impact of the development on the nearby watercourse in relation to the impact upon the river and flood risk. As outlined by DEFA, there are no concerns regarding the proposed development. In terms of the impact of the development upon flood risk, the comments of MUA have been set out under paragraph 7.1 of this report, Furthermore, previous correspondence from PA 09/01722/B has been submitted that outlines the protection and preventative safety measures to the watercourse and flooding which would be put in place for this scheme. 8.6 9.0 RECOMMENDATION Having regard to the above assessment it is considered that the development proposed by the planning application is acceptable and accords with the provisions set out in Strategic Policy 5, Environment Policy 1, 7 and 10 and Housing Policy 14 of the Isle of Man Strategic Plan 2007 and as such is recommended for approval. 9.1 10.0 PARTY STATUS 10.1 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; 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, in this case Department of Infrastructure Highway Services and Manx Utility Authority; and (e) The local authority in whose district the land the subject of the application is situated. Department of Environment, Food and Agriculture Fisheries are part of the same Department as is Planning &. Building Control Directorate and as such should not be afforded interested party status under the Order. With effect from 1 June 2015, the Transfer of Planning 8i 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. (b) Recommendation Recommended Decision: Permitted 24.09.2015 Date of Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusai C : Conditions for approvai N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals Page 5 of 6 14/01187/B

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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 Procedure) (No2) Order 2013 and to avoid the accumulation of unimpiemented planning approvals. Reason; C2. There shall be nothing planted, erected or allowed to grow above 1.05 metres in height within the visibility splay. Reason: In the interests of highway safety, This approval relates to Drawing No.: 14 1084 1, 865.3cand 865.2jlate stamped as received 10th October 2014, 14 1084: Existing Floor Plans and 14 1084 Proposed Site Plan date stamped as received 21st October 2014 and 100 date stamped as received 27th August 2015. IdV 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. (^)iobois Decision Made: Committee Meeting Date: Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph). ¥K|/NO Signatory to delete as appropriate 14/01187/B Page 6 of 6