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The application site comprises the curtilage of a detached dwelling that is located on the northern side of Baldhoon Road in Lonan.
The proposed development comprises the erection of a replacement dwelling.
The planning application is being considered by the Planning Committee due to it proposing a greater than 50% increase in floorspace over the existing dwelling.
Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
Lonan Parish Commissioners recommend that the planning application be approved. The Department of Infrastructure Highways Division do not oppose the planning application. The owner and/or occupant of 33 Ballaquark, which is located in Douglas, expresses an interest in the planning application.
In terms of local plan policy, the application site is within a wider area of land that is designated as a) open space/agricultural use; and b) high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of this current planning application.
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
"New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
"The replacement of an existing dwelling in the countryside will generally be permitted unless:
In assessing whether a property has lost its habitable status by abandonment, regard will be had to the following criteria:
"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."
The planning application seeks approval for the erection of a replacement dwelling. The existing dwelling is a two-storey dwelling of generally traditional proportions (9.0m width, 5.5m depth and 4.4m height to eaves). The proposed replacement dwelling (12.0m width, 8.0m depth and 5.5m height to eaves) is a modern interpretation of a traditional dwelling within a feature gable window to take advantage of the view down the valley.
Under the provisions of General Policy 3 and Housing Policy 4 of the Isle of Man Strategic Plan 2007 the erection of a replacement dwelling on a one for one basis is an accepted exception to the general presumption against development within the countryside. In this instance the existing dwelling has full habitable status and therefore also accords with Housing Policy 12, which means that the primary policy to assess the proposed development against is Housing Policy 14.
As can be seen, Housing Policy 14 raises a number of issues that need to be taken into account. Whilst the siting of the proposed dwelling is the same as the existing dwelling the size increase from the existing to the proposed dwelling is significantly greater than the 50% referred to within the policy (approximately 96%, calculations on file). However, this is not automatic reason for refusal of the planning application as Housing Policy 14 goes onto to state that consideration may be given to larger dwellings 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. In this respect it is considered that the existing dwelling is not of poor form and the proposed dwelling is not of more traditional character. As such, it follows that the proposed development could only potentially be justified on the basis that there would be less visual impact.
In terms of visual impact the application site occupies a relatively prominent position on the side of the valley with the visual prominence of the existing dwelling being significantly magnified by it being a bright white rendered building. The proposed dwelling seeks to address this issue through the use of stonework and dark cream coloured render, which the applicant suggests will not be prominent as the existing dwelling. They therefore make the case that whilst the proposed dwelling results in more than a 50% increase in floorspace over the existing dwelling it has less visual impact and therefore accords with the provisions of Housing Policy 14. The design of the proposed dwelling is generally traditional but includes a central projecting gable with glazed feature, which is presumably intended to take advantage of the views down the valley from the application site. This design feature is similar to that found on the adjacent property (Smiler's Barn) and is considered to be an acceptable modern interpretation of a traditional dwelling.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 11.05.2011 |
| 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 permitted shall commence before the expiration of four years from the date of this notice.
C 2. This planning approval relates to the location plan and drawing no.s M/1003/1 and M/1003/2 date stamped the 23rd March 2011.
C 3. Prior to the occupation of the dwelling details of the colour of the external render finish must be submitted to and agreed in writing by the Planning Authority. The render shall be maintained in this colour thereafter to the satisfaction of the Planning Authority.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : APPROVED Authority Meeting Date : 19/5/11 Signed : G. Munn Presenting Officer
Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO ☑
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