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The application is before the Planning Committee as the proposal would result in a replacement dwelling larger than the generally permitted 50% of the existing footprint.
The site represents the curtilage of Ballacunner, Smeale Road, Andreas, which is a partially built two storey detached dwelling, located on the western side of the Smeale Road and north of Andreas Village.
The site has been zoned under the Isle of Man Development Plan Order 1982 as being within an area of 'white land'; the site is neither within a Conservation Area nor within an area zoned as High Landscape Value or Coastal Value and Scenic Significance.
Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-
"Housing
Policy 14: 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(1), 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.
The following previous planning applications are considered relevant in the assessment and determination of this application:-
PROPOSAL
The application seeks approval for the erection of a replacement dwelling with new septic tank (comprising amendments to 06/00981/REM).
The alterations include:
REPRESENTATIONS
Highways Division:
"Same conditions apply as in previous application 06/00981/REM. The width of the access drive shall permit the passage of two way traffic at the junction with the B6. Visibility splays of 2 x 36 metres."
The Authority has received no private representations objecting to the application.
ASSESSMENT
Starting with the principle of the development, planning permission has already been granted for the replacement dwelling which is very similar in size to what has been proposed now. However, since this approval the Isle of Man Strategic Plan has been adopted (June 2007) and therefore the relevant policies need to be considered. As the dwelling has not been completed, the proposal has to be considered as a whole rather than just the amendments. However, significant weight is given to the previous approved application.
The application site is fairly large in size, and is well screened from the surrounding countryside and from the adjacent public highway due to the substantial boundary treatments, landscaping and mature trees which run along the boundaries of the site and within the site. The existing two storey dwelling has been demolition and the previous approved application is currently being constructed.
As indicated previously, the relevant policy for the determination of this application is Housing Policy 14. This policy indicates that generally a replacement dwelling should not be larger than 50% of the existing footprint measured externally. In this case the existing dwelling has a footprint of
approximately , and the proposed dwelling would have a total footprint of approximately 286 , which is a increase over the original building, more than general policy allows. It therefore could be considered the application should be refused on these grounds. However the policy does allow exceptions.
Firstly, the policy states that consideration may be given for larger dwellings which replace 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 previous dwelling, whilst traditional in appearance, had a number of structure problems and had resulted in the dwelling being in a very poor state of repair and therefore it could be considered of poor form.
It therefore could be argued that the proposal would replace an existing dwelling of poor form and therefore the extra increase in floor area is acceptable.
Secondly, Housing Policy 14 states that the replacement dwelling should be sited on the existing footprint. The proposed dwelling has been sited on the existing footprint.
Thirdly, the policy requires Policies 2-7 of the present Planning Circular 3/91 to be considered. These policies deal with the design, proportion and massing of the proposed dwelling. It is considered the proposal in terms of design, size and massing the proposal would conform to Planning Circular 3/91 and therefore acceptable. Also the design and size of this application is almost identical to the previously approved scheme.
Overall, from a planning policy point of view, it is considered whilst the proposal would be larger than of the existing footprint measured externally, it is considered fro the reasons indicated this would be appropriate for this site.
Dealing with the detailing of the alterations of the previously approved scheme, the most significant change is the alteration to the kitchen. It is proposed to removal the bay window design and replaced with a straight wall elevation design, in doing so increases the main bulk of the elevation by one metre. This is considered acceptable.
The other alterations include the installation of small pitched roof dormer windows to the front and rear elevation and the installation of heritage styled roof lights. These proposals replace the previously approved scheme which proposed a total of six large velux roof lights. It is considered the proposed scheme would be more in keeping with a traditional Manx farmhouse and therefore appropriate.
The application also proposes solar panels to the front elevation. Again it is considered acceptable as it is encouraged in the Isle of Man Strategic Plan 2007 to minimise environmental pollution to air, water and land and with this proposal the best practice to reduce energy consumption is being made.
Overall, it is considered the proposal would comply with Housing Policy 14 and Planning Circular 3/91 and accordingly, it is recommend that the application be approved
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:-
Andreas Parish Commissioners Highways Division
Recommended Decision: Permitted
Date of Recommendation: 23.09.2009
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the erection of a replacement dwelling with new septic tank (comprising amendments to 06/00981/REM) as proposed in the submitted documents and drawings PLAN A, PLAN B and 27.1.06 REV A all received on 23rd July 2009.
The existing roof slates should be salvaged and, insofar as proves practical, re-used on the replacement building. The remaining parts of the roof(s) must be finished in dark natural slate.
Any landscaping including garden walls and footpaths indicated on the approved drawing shall be completed in all respects, with the exception of tree and shrub planting, within three months of the first occupation of the dwelling and the trees and shrubs shall be planted in the planting and seeding season following that first occupation. Any tree or shrub which within a period of five years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species, unless the planning authority gives written consent to any variation.
No existing tree or shrub indicated on the approved plans shall be cut down, grubbed out, topped, lopped or uprooted without the written consent of the planning authority. Any such tree or shrub removed without such consent or which dies, becomes seriously damaged or diseased within a period of 5 years from the completion of the development shall be replaced in the next planting season with another of similar size and species, unless the planning authority gives written consent to any variation.
The front elevation of the main dwelling and the front porch must be clad in traditionally laid stone prior to completion. Note: Split stone on a backing render is not acceptable as an external finish
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : ................................................. Committee Meeting Date : .................................................
Signed : .................................................................
Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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