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The application site comprises the curtilage of, and land adjacent to a, detached dwelling that is located in the Dreemskerry area of Maughold.
The proposed development comprises of the erection of a replacement dwelling with new access drive and garages on the application site.
The application site has been the subject of three previous planning applications that are considered material to the assessment of this current planning application.
Planning application 01/01658/A sought approval in principle for the erection of a replacement bungalow and garage on the application site. This previous planning application was initially considered and approved on the 1st February 2002, with the initial approval decision notice issued on the 8th February 2002.
Planning application 02/01352/B sought approval for the erection of a replacement dwelling on the application site. This previous planning application was initially considered and approved on the 29th November 2002, with the initial approval decision notice issued on the 5th December 2002. Following a request by the applicant the expiry date of this approval was subsequently extended by the Planning Committee and expired on the 27th October 2006.
Planning application 03/00269/A sought approval in principle for the erection of three dwellings on land adjacent to the application site. This previous planning was initially considered and refused on the 19th June 2003, with the initial refusal decision notice issued on the 24th June 2003.
Maughold Parish Commissioners object to the planning application on the grounds that the proposed dwelling is substantially larger than the one it replaces.
The Department of Transport do not oppose the planning application subject to the imposition of conditions.
The Society for the Preservation of the Manx Countryside and Environment recognise that the proposed dwelling is larger than the one it replaces but suggest that the design and positioning should fit nicely into the site.
The Isle of Man Fire and Rescue Service recommend the installation of smoke detection.
The application site is not designated for any site specific purpose under the 1982 Development Plan Order.
The planning application seeks approval for the erection of a replacement dwelling on the application site. The proposal was the subject of pre-application discussions.
By reason of the planning history and the fact that the proposed dwelling replaces an existing dwelling, which still has habitable status, it is considered that the principle of a replacement dwelling is acceptable. The assessment of the planning application is therefore dependant on an assessment of the specific impacts of the proposed dwelling.
In terms of the specific impacts of the proposal it has to be concluded that the proposed dwelling is non-traditional in form. However, given the sloping constraints of the application site it is understandable why the form of the proposed dwelling is as proposed. It is designed to fit into the contours of the application site and is orientated to take advantage of the views from the site. The area surrounding the application site contains a wide range of non-traditional dwellings of varying sizes. On such basis it would be unreasonable to oppose the proposed development on the grounds of scale, form and design alone. Rather it is considered more appropriate to assess the development in terms of its visual impact in the area. In this respect it is necessary to have regard to the fact that the proposed dwelling is set down from the road and is screened by existing trees within the application site and woodland outside of the application site. The dwelling would be visible but this would be primarily from considerable distance, at which its impact would have to be limited. The residential curtilage for the dwelling is to be defined in part by a new Manx hedge and is of an acceptable size. Accordingly, the proposed dwelling is considered to be an acceptable form of development.
In terms of other site specific impacts and considerations the vehicular access arrangements need to be assessed. Given that the Highway Authority does not oppose the planning application and that their suggested conditions can legitimately be imposed it is considered that the arrangements are acceptable and any such impact is suitably limited.
Overall the proposed development is considered to be an acceptable form of development with limited impact on the surrounding area. It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Maughold Parish Commissioners; and
The Department of Transport.
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Society for the Preservation of the Manx Countryside and Environment; and The Isle of Man Fire and Rescue Service.
Recommended Decision: Permitted Date of Recommendation: 16.04.2007
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 approval relates to drawing no.s 05/2137/01, 05/2137/02, 05/2137/03 and 05/2137/04 date stamped the 1st March 2007.
C 3. Prior to the commencement of development specific details of the access arrangements to show visibility splays of a minimum of 2.4 metres by 25 metres must be submitted to and agreed by the Planning Authority. Thereafter, prior to the occupation of the dwelling the access must be set out in accordance with the aforementioned agreed details.
N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
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: 16/04/2007
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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