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The application site comprises of a farm holding located on the south-eastern slopes of Greeba Mountain in Marown. The site is accessed via a single track road, approximately 2.1km in length and presumed to be unadopted, which leads from the Top Crosby Road. The application site currently contains a two-storey detached dwelling, a garage and two Nissen barns.
The application site constitutes ‘white land’ on the 1982 Development Plan Order and, as such, is taken to be part of the open countryside.
Planning Circular 3/91, Guide to the Design of Residential Development in the Countryside, sets out the position with regard to the design of new dwellings.
Housing Policy 15 in the Draft Strategic Plan relates to the siting and size of replacement dwellings.
The following previous application is considered relevant to this application:
PA 05/01485/A - Approval in principle for the construction of a new farm dwelling, conversion of existing dwelling into single tourist accommodation cottage, removal of two Nissen barns and alteration to residential curtilage. Refused initially on 23rd September 2005, decision notice issued 3rd October 2005.
PA 05/92180/B - Demolition of existing dwelling, garage and nissen barns and construction of a replacement dwelling and garage. Approved 6th March 2006.
The application proposes amendments to the dwelling approved under PA 05/92180. In particular, the width of the dwelling would be increased from 14m to 16m, the length from 21m to 26.5m and the overall height from 12.9m to 13.8m. The width of the proposed utility would also be increased by some 3.7m with a corresponding increase in roof line. In addition all of the proposed windows would be enlarged with an amended glazing pattern.
Marown Parish Commissioners advise of no objection
At the time of the previous decision, the Planning officer concluded "As discovered by my visit to the site and surrounding area the isolated position of the application site means that views of the application site are actually quite restricted." The site is located in a relatively isolated location, however, views of the site are achieved within the wider landscape, and whilst the approved dwelling may not have been overly prominent within the landscape, it is considered that the cumulative increase in height, length and width in the current application, which the applicants agent advises is 30% larger that the previously approved dwelling, will result in a dwelling that is prominent within the landscape and detracts from the character and appearance of the area.
With reference to Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside, Policy 8 refers to the larger house standing in its own grounds. No guidance is given as to the general dimensions of such a dwelling however, it is considered that a dwelling of 26.5m in length and 16m in width does not respond to the guidance, particularly in reference to the "sensitive and restrained application" of the more fashionable features of the 19th Century as described in Policy 8.
The principle of the replacement of the existing dwelling was approved under PA05/92180, and it is therefore considered unreasonable to apply Draft Strategic Plan Policy Housing Policy 15 in its entirety, however, the last paragraph of that policy is considered relevant:
"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 considered that by the increase in scale and massing as proposed, the dwelling, which is not of traditional form, would increase the visual impact of the site within the landscape.
It is recommended that the application be refused.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Marown Parish Commissioners
Recommended Decision: Refused
Date of Recommendation: 13.05.2007
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1. The proposed dwelling, by reason if its scale, massing and design, would appear dominant within the landscape and detract from the character and appearance of the area.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made: Refused Date: 13/5/07 (Handwritten signature and date visible)
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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