Officer Planning Report
Planning Report And Recommendations {{table:109659}} {{table:109660}} {{table:109661}} {{table:109662}} ### Considerations {{table:109663}} ### Written Representations ### Consultations {{table:109664}} {{table:109665}} ### Policy
Officer's Report
The site relates to an existing farm house at Barnagh which is sited to the north east of Kick Michael. The access track from the main road is over a half kilometre and extends from a point next of a property called 'Butt Green'
The site is within an Area of High Landscape Value and Scenic Significance. The farm group is in a slightly elevated position compared to the road. Beyond the farm group to the east the land raises more steeply towards Slieu Curn.
The farm group itself is made up of a traditional cottage and a number of stone outbuildings. The site is surrounded by trees and is only just discernible in the landscape from the village because of this tree coverage and because the buildings are made of stone.
It is proposed to demolish the dwelling and replace it with a new dwelling on a similar site.
The existing building has a three window pattern – the proposed would have a five window pattern in the longer length changing the impact of the dwelling from a modest cottage to a quarterland farmhouse. The frontage is to be finished in stone and the building is well designed and proportioned.
In terms of a comparison with the existing
Existing footprint = 11.8m x 8.85m = 104.43sq m Height 7.5m
Proposed footprint = 219.14 square metres Proposed height = 8.7m
There are no public footpaths in the area but the group of buildings is just visible from the road at the northern end of the village. Given the set back from the road, the level of tree coverage and the intention to clad the most visible elevations in stone, it is judged that the replacement dwelling is acceptable.
Daff have commented that no development within 8 metres of the nearby watercourse to ensure the retention of a wildlife corridor and also reduce the risk of disturbance to the river bank and the watercourse. The plans have been amended to show the dwelling set 9m away from the watercourse.
DoT considers the proposal will not have any adverse traffic impacts. However DoT has added a note to say the visibility for the driveway is inadequate to serve the needs of the existing traffic. Highway safety could be improved at this location by installing a traffic mirror.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 05.09.2005 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions
R : Reasons for refusal
- : 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 permission relates to the erection of a dwelling as shown in drawing numbers 11A received on 2/9/05 and 629-05 received on 2/8/05
C 3. The front and gable elevations of the main dwelling (excluding the rear extension), and the front and rear 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
C 4. The roof must be finished in dark natural slate.
N . For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
N . The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
Decision Made : ... Committee Meeting Date : ...
CS. Additional condition to be included regarding the removal of P.D. rights.
