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The application site represents an area of land to the west of the B22 which runs through West Baldwin. The site is described as a disused poultry farm, which is now in a state of disrepair. To the north of the site is located a detached dwelling – ‘Ellen Veen’ and to the south a site know as ‘Sunnybank’ which accommodates a dwelling currently under renovation, and disused stone barns. To the east of the site and across the adjacent highway lies further residential development.
The current local plan that covers the application site is the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991, which was adopted by Tynwald on the 10th July 1991. This order is accompanied by and should be read in conjunction with a written statement (Planning Circular 6/91). Under this document the application site is within an area zoned as ‘wood’. There are no policies within the written statement that specifically relate to the development of the application site.
The existing local plan was in the process of being revised through the Braddan Parish Plan. A draft version of this document went to public inquiry and the report of the appointed Planning Inspector into that public inquiry was published. Under the draft version the application site is within an area that is specifically zoned as being suitable for residential development (Policy B/RES/PR/23 – KELLY’S POULTRY FARM, WEST BALDWIN)
> "THIS SITE IS CONSIDERED SUITABLE FOR RESIDENTIAL DEVELOPMENT WHERE DEVELOPMENT COMPLIES WITH THE FOLLOWING: > 1. Development may only occur on ground which is already built upon or hard surfaced. > 2. Development must be of a traditional nature with dwellings resembling Manx cottages and reflecting the nature of the traditional properties in the immediate vicinity."
The Department has subsequently decided not to proceed with the revised plan and, as such, I would suggest that only limited weight can be attached to the policies contained therein.
The site is further identified as being within an area of High Landscape Value and Scenic significance in the 1982 Development Plan Order.
The following previous application is considered relevant to this application:
PA 98/01963– Approval in principle for erection of dwelling, Kelly’s Poultry Complex, West Baldwin, Braddan. Approved initially 1st April 1999.
The application proposes the demolition of existing buildings and the erection of residential development of three detached dwellings on the site of a former poultry farm.
Braddan Parish Commissioners advise that they consider there to be no material planning reason to object to the proposal, however, they consider the application to be contrary to Planning Circular 3/91 – Guide to the Design of Residential Development in the Countryside. The SPMCE object to the proposal as do the occupiers of Ellen Veen and Mill House, West Baldwin.
The MEA object to the proposal unless a condition relating to the diversion of a Low Voltage Overhead Line is met. Isle of Man Water Authority raise no objection subject to the imposition of a condition. The Chief Fire Officer submits comments in relation to fire precautions in the dwellings and a resident of Port Soderick submits comments in relation to the design of the proposed dwellings. The Department of Transport Highways Division have not submitted comments in relation to the application.
The application proposes the residential development of a former poultry farm at West Baldwin, with the current use of the site being described as ‘agricultural’ in the application form, albeit with the site identified as ‘Wood’ in the adopted Local Plan for the area. As previously stated, the site was identified in the Draft Braddan Plan as being suitable for residential development. It is not now proposed to continue with this plan, and whilst the policies contained within it are considered to be material to the determination of the current application, the weight to be accorded to such policies is considered to be minimal. As such, and for the purposes of the determination of the current application, the site is not currently zoned for residential development.
The application therefore falls to be determined against the provisions of the Circulars issued by the Department and in particular, Planning Circular 1/88 – Residential Development Houses in the Countryside. Paragraph 6 of that Circular states:
“There is always a demand for houses in the countryside. Improved economic circumstances are likely to intensify this demand, but with the exception of housing to serve the needs of a viable agricultural holding it is the Department’s policy to discourage residential development in the countryside.” The site is contained within the village of West Baldwin and on a previously developed site, however, notwithstanding the draft zoning, the site is not zoned for further residential development, and it is considered that the development of the site in the manner proposed would be contrary to the established policies of the area and premature pending further consideration of the site within the context of a future development plan for the area.
As previously stated, the site was identified in the Draft Braddan Plan as being suitable for residential development of ‘a traditional nature with dwellings resembling Manx cottages and reflecting the nature of the traditional properties in the immediate vicinity’. The application proposes the construction of three, two storey dwellings, which the applicant submits have been designed to compliment the “eclectic mix of house types” within the immediate area in West Baldwin. The dwellings incorporate a number of materials within their design including render, timber cladding, imitation slate and stone cladding. The dwellings would be served by a single access point, with private drives leading to the dwellings and screening would be retained adjacent to the highway.
Whilst individually, in principle, the design of the proposed dwellings may be acceptable, it is considered that the cumulative impact of the dwellings proposed would introduce a suburban
emphasis within this semi-rural setting and be contrary to the provisions of Planning Circular 3/91 – Guide to the Design of Residential Development in the Countryside.
With regard to the number of dwellings on the site and their position, it is considered that given the sporadic nature of development within the area, three dwellings of the footprints proposed, constructed within 5 – 8m of each other would appear as an over intensive use of the site. Furthermore it is considered that the resultant separation between the dwelling proposed on Plot 3 and the existing dwelling at Ellen Veen, would result in a loss of residential amenity for occupiers of that property, given the front to back separation distance of some 15m.
It is recommended that the application be refused.
It is considered that all parties, who submitted comments, with the exception of the following:
Mr Andrew Jessop, Seacliffe, Old Castletown Road, Braddan Isle of Man Newspapers Chief Fire Officer accord with the requirements of Planning Circular 1/06 and are therefore afforded interested party status.
Whilst it is recommended that the application be refused, should the application be subsequently approved, the following conditions are suggested:
1) The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2) This approval relates to Drawing Numbers 021/001; 002; 003; 003; 004; 005; 006; 007; and 008, together with Design Statement, submitted as part of this application and date stamped 16th November 2006.
3) No development may commence until there has been approved by the Planning Authority a scheme of landscaping which includes indications of all existing trees and hedges within the site and details of any to be retained together with measures for their protection during the course of construction.
4) The exterior stonework must be of a traditional nature.
NOTE: Split stone on a backing render is not acceptable as an external finish.
5) Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
1) The applicant is advised that there are Low Voltage Overhead Lines in the area highlighted for the proposed works in the planning application; these lines may need to be diverted before work can commence. Contact the Operations and Maintenance Department (Tel: 687687) to discuss the application.
2) For connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the IoM Water Authority Planning and Projects Section, tel. 695958.
3) The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection. 4) The applicant is advised to contact the Environmental Protection Officer (Water) of Department of Local Government and the Environment, with regard to Sections 3 to 6 of the Water Pollution Act 1933, insofar as a licence is required to discharge sewage effluent from the development to a watercourse.
Recommended Decision: Refused
Date of Recommendation: 29.12.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
R 1. It is considered that the development of the site, which is not currently zoned for residential development, would be contrary to the well established policies of the Department in relation to residential development in the countryside and premature, pending the preparation of a further development plan for the area.
R 2. (Notwithstanding the zoning of the site, it is considered that the proposed layout and design of dwellings would result in a development of a suburban appearance, that would detract from the character and appearance of the village. Furthermore, the position of the proposed dwelling on plot 3 would reduce the level of residential amenity currently enjoyed by the occupiers of ‘Ellen Veen’ given the proximity of the proposed dwelling to the boundary.
Decision Made : _________________________ Committee Meeting Date : _________________________
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