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The site represents the curtilage of an existing dwelling which sits on the eastern side of the A27 highway which runs from Patrick village to Glen Maye. The site has to its north an existing dwelling - 1, Ballacallin Cottages which is close but not attached to the application property.
No details are provided of the existing cottage. The application refers to the application property as Ballacain Cottage: it is in fact Ballacallin Cottage and has been advertised as such.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as an Area of High Landscape or Coastal Value and Scenic Significance.
No applications have been submitted in respect of this site. However, the following applications have been submitted in respect of 1, Ballacallin Cottages:
A resident of Port Soderick comments that no justification has been provided to support the demolition of the property.
Two residents of 30 Stanley Road object strongly to the application on the basis that the property is "a fine example of vernacular architecture of some considerable age and character". They also comment that the proposed replacement seems to be out of scale and shows no respect for local building design.
The Society for the Preservation of the Manx Countryside and Environment suggest that the Strategic Plan allows up to 40% increase (it actually states 50% - Housing Policy 14) although on other sites it appears that this is not enforced.
The Isle of Man Fire and Rescue Service recommend the installation of domestic smoke detection
The proposal should be judged against Housing Policy 12 which states: Housing Policy 12 states: "The replacement of an existing dwelling in the countryside will generally be permitted unless:
a) the existing building has lost its residential use by abandonment; or b) the existing dwelling is of architectural or historic interest and is capable of renovation.
In assessing whether a property has lost its habitable state by abandonment, regard will be had to the following criteria:
i) the structural condition of the building ii) the period of non-residential use or non-use in excess of ten years iii) evidence of intervening use and iv) evidence of intention or otherwise to abandon".
In this case, the building has not lost its habitable status through abandonment. On a passing inspection of the site, the building would appear to be in poor repair and with no outstanding traditional or vernicular attributes which would warrant its retention or protection.
Replacement of the dwelling may afford more privacy and amenity for the occupants of the property alongside in 1, Ballacallin Cottages and the dwelling, if re-built within the field and further from the road would be lower and have arguably a reduced visual impact.
Whilst the principle of the re-development of the site is considered acceptable, and the principle of re-locating the new dwelling further from the road, the size and general appearance of the new
building as shown in the submitted plans is a cause for concern. The existing dwelling has a footprint of 11m by 5.5m which is a traditional footprint as set out in Planning Circular 3/91 - A Guide to the Design of New Houses in the Countryside. The footprint of the new building as shown in the submitted plans is 8m by 14m with a side extension, some of which is shown as garaging, which cumulatively is around 170% larger than the existing footprint - ie more than twice the size. The proportions of the new dwelling represent a more grandeose dwelling than the simple and modest cottage which exists on site and would create quite a different impact from that of the existing dwelling. The attachment of the garage is also inappropriately modern and detracts from any traditional character which the design and proportion of the main core building attempts to achieve.
As such, whilst permission should be granted for the principle of the replacement of the existing cottage, conditions should be attached to ensure that the replacement dwelling is of an appropriate size, character and design, comparable with the existing. Particular regard should be paid to the length of frontage of the new dwelling to ensure that it is comparable with the existing cottage.
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.
The residents of Port Soderick and Peel and 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.
The Isle of Man Fire and Rescue Service raises issues which are covered by the Building Regulations and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 08.10.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This permission relates to the principle of the replacement of the existing dwelling with a new one, positioned further from 1, Ballacallin Cottages and further from the public highway and in terms of
position, as generally shown in the plan reference 0703/PL01 received on 16th August, 2007. No approval is granted or implied to the size of new dwelling or the appearance as shown in this drawing (see below).
C 3. Notwithstanding the size and appearance of dwelling shown in the submitted plan, the new dwelling must be designed as a modest, traditional farmhouse, comparable in size and character to the existing, with a principal frontage not exceeding 11m and an overall footprint not exceeding 150% of the size of the existing cottage (for the avoidance of doubt, that is, the size of the existing footprint plus up to 50% of additional ground floor area). It is recommended that in order to maintain the traditional character and appearance of the new property, any garaging should not be attached to the main house.
C 4. The application for reserved matters must demonstrate that the new access to the property provides visibility splays of 2m by 54m to drivers of vehicles emerging from the site onto the A27 public highway.
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 : 4/10/07 Signed : M. I. McCauley Director of Planning and Building Control
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