Steven Stanley Extension Assessment

To: Mr McCauley, Director of Planning and Building Control From: Mr S Stanley, Planning Officer. Subject: Request for extension of time, planning application 04/00608/B Erection of a replacement dwelling, Upper Lambfell, Cronk Y Voddy, St Johns, Douglas. Date: Wednesday 1st October 2008. The Department has received a request to extend the planning approval for the above planning application which is due to expire 1st December 2008. The applicant has set out that the development which is the subject of the planning approval has not yet been commenced due to health reasons. When considering whether it is appropriate to extend the time within which an approved application must be commenced, regard must be had to the original approval and whether there have been changes in relevant policy which may impact upon the consideration of the same application were it to be submitted now. In this case, the application proposed the erection of a replacement dwelling on the site and included the resiting of the new dwelling away from the road side position of the original dwelling. The relevant policy by which such an application would be assessed now is Housing Policy 14 of the Isle of Man Strategic Plan 2007. This policy 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 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." It is judged that the two key factors concerning this application and its consideration are the increase in size and re-siting of the new replacement dwelling. Provision is made for both of these aspects of the proposal within Housing Policy 14 of the Isle of Man Strategic Plan 2007. On measuring the existing dwelling on site and comparing this with the proposed replacement dwelling, the percentage increase in floor area would be approximately . It is judged that this increase would be acceptable in terms of Housing Policy 14. German parish Commissioners objected to the proposed siting stating that this would result in the replacement dwelling being too prominent. However the case officer dealing with the application concluded that "...the section drawing shows that the height of the house will not be so elevated as to have a visual intrusion. The dwelling will be visible but is considered to be an acceptable position for a replacement dwelling. The design is also appropriate." It is judged that the same conclusions would be drawn if the application were to be assessed against current planning policies. The applicant has requested an increase in time of 4 years. It is considered that an extension to the approval should be granted, however it is judged that an extension of 2 years would be reasonable to provide sufficient time to commence works in accordance with Condition 1 of the original approval. All conditions and notes of the approval should apply to the extended approval. 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