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The site represents a circular site which is intended to draw attention to the residential curtilage of an existing large house, Cooil Cam, which sits to the east of the A26 St. Mark's Road to the south of St. Mark's village at the end of a long driveway. The existing house is visible only from the A5 Castletown Road as it passes between Brown Cow Hill and the Fairy Bridge if one looks to the right. The house is visible, surrounded by trees from this point as a generally traditional but unexceptional property. Closer up, the property is a surprisingly modern building - very long (24m) - much longer than the traditional quarterland farmhouse which is generally closer to 15m. The site has on it a number of buildings in addition to the house - agricultural buildings to the north and south of the house.
The site lies within an area of "white land" on the Isle of Man Planning Scheme (Development Plan) Order 1982, that is not designated for development. There is a site of archaeological interest also
marked on the plan which, I am advised by Manx National Heritage relates to a Bronze Age burial ground near the house. However this was badly damaged in the 1980s.
Planning permission was sought and granted for alterations to the house under PA 06/1908. This added a garage on one side of the building, re-modelling of the conservatory and addition of balconies on the rear.
The applicant has considered the cost of the works approved above and has concluded that it would be better for him to re-build the structure where he would end up with a property which suits his needs and may be more economical and which can incorporate environmentally friendly features such as a ground heat recovery heating system, solar panels and in the future he may apply for the installation of a wind turbine.
The proposed new dwelling will be larger than the existing and extended house but not excessively so: it is also 1.3m higher but the new ridge is shorter due to the hipped roof design compared with the gable ended existing roof. The large glazed conservatory is not to be included. The existing house has four bedrooms, two en-suite, two with bathrooms opposite. The recently approved planning application added a further bedroom and large glazed conservatory. The proposed dwelling will have 5 bedrooms and the attached garage previously permitted together with a larger central hall.
The design of the property is not to replicate the existing but is more in line with the Large Houses in their Own Grounds promoted in Planning Circular 3/91, policy 8. The property has to the south, which is the elevation which will be seen, albeit at some distance, has three projecting three cornered bays with vertically proportioned windows, round headed dormers (2) and two substantial stacks set in from the two hips.
The new house is to be built on the footprint of the existing dwelling.
3 sets of solar panels are to be installed on the rear elevation.
As there is quite close to the house a site of archaeological interest, it would be helpful to add a note which recommends liaison with Manx National Heritage regarding anything of interest which may be unearthed during demolition and excavation for the house and heating system.
The dwelling is a better proportioned and more imaginative building than the existing which is not a true representation of the typical quarterland farmhouse. The Planning Circular refers to houses which stand in their own grounds which this does and the view which would be seen from the south east would be an attractive one and one of a substantial, well-designed dwelling with a treed setting which will not appear out of place.
Whilst DAFF have indicated a possible bat presence on the site, this is unlikely to be within the house itself and either in the surrounding trees or the other outbuildings on site. This has been confirmed by e-mail from the Department, dated 17th April, 2007.
The Society for the Preservation of the Manx Countryside and Environment are not directly affected by the proposal and as such should not be afforded party status in this instance.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Department of Agriculture, Fisheries and Forestry and Manx National Heritage are statutory authorities and have raised issues in respect of the protection of wildlife and archaeology which are material considerations and as such they should be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 13.04.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
This permission relates to the replacement of the existing house as shown and described in drawings reference 96/2177/02, /15, /16, /17, /18, /19 and /24 all received on 7th March, 2007 and /01 received on 12th March, 2007.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
The roof(s) must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority PRIOR to the commencement of works.
There is a site of archaeological interest close to the house - a Bronze Age burial site. Whilst the works proposed do not affect it, the applicant is recommended to liaise with Manx national Heritage whilst excavation works are being undertaken to ensure it there are any items of interest, they are properly recorded.
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 : Permitted Date: 27/4/07 Signed: [Signature] M. I. McCauley Director of Planning and Building Control
19 April 2007 07/00435/B Page 4 of 4
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