APL 14 Planning Statement

PLANNING STATEMENT IN SUPPORT OF ERECTION OF REPLACEMENT DWELLING, THE WARREN, CLANNAGH ROAD, SANTON

• 1.0 Introduction
• 1.1 The site is the residential curtilage of a former dwelling, The Warren, which sat on the land sloping downwards away from the western side of the Clannagh Road (B37) which links the A5 and the Stuggadhoo crossroads. The dwelling was demolished following planning approval having been recently granted for its replacement (see Planning History below).
• 1.2 An application was submitted for Minor Changes to the approved scheme but was refused for failing to accord with the requirements for such applications (22/00123/MCH). A full, detailed application is now submitted to facilitate the undertaking of these amendments albeit with some modifications.

• 2.0 The site
• 2.1 Immediately to the south east of the site is another dwelling, Clannagh House which sits to the south east of the application dwelling. To the south west of the site and the dwelling is a third dwelling, Ballacorris Croft.
• 2.2 The former dwelling on the site was set below the level of the road but was visible therefrom with Clannagh House and others along this highway, being higher and more prominent from the highway. Both properties appeared as relatively modern properties with tiled roofs and light coloured, rendered walls set in relatively spacious grounds which are mostly lawned. These properties were also visible from much further south, near St. Mark's as white buildings sitting roughly in line along the southern side of Chibbanagh Plantation.

• 1.3 The former dwelling had a detached garage between it and the road and there remains a detached outbuilding at the lower, south western end of the site which is a utilitarian building approved for the storage of motor vehicles and items related to the house and grounds (see Planning History below).

GoogleStreetview image 2010 photograph taken on 06.03.2022

• 2.0 The Proposal
• 2.1 Proposed is the replacement of the existing dwelling and garage with a new dwelling which is a modification of what has approval - which is still capable of being implemented. The new dwelling will be marginally closer to the road than the approved scheme (but still further than was the former garage) and has a smaller footprint than the approved scheme. The access will be in the same place off the B37 but the access lane into the site will curve around to the north before ending in an oval area of hardstanding for vehicles to park and turn. The remainder of the space between the house and the B37 will be graded, grassed and planted and, as with the approved scheme, with additional planting of ecologically beneficial species along the boundary with Clannagh House and Ballacorris Croft.
• 2.2 It is proposed to reduce the approved banking as previously approved and utilise this natural lower space such that the property appears to be a one and a half storey dwelling from the front and two storey from the rear, increasing the pitch of the roof but reducing the overall footprint of the dwelling. The two outer wings will have more steeply pitched roofs and with higher roofed sections linking them to the main house on the front elevation. The two outer wings will be finished in a contrasting material (stonework). The main house will now be 215mm higher in overall level than the approved scheme as whilst the building is 390mm taller, the level at first floor is being reduced by 175mm. These changes are considered to be minimal in the context of the overall dwelling.
• 2.3 The existing house had a floor area of 588 sq m and a highest height of 8.6m although the property had under-building at one end and effectively three levels at this point and was set lower on the site. There was a further garage with accommodation on the upper floor which added 236 sq m and a detached garden store which provided a further 21 sq m, a total of 845 sq m. There is a further detached building at the lower end of the site which has not been included in these calculations as it is not to be replaced.
• 2.4 The approved dwelling would have had a floor area of around 900 sq m and the dwelling now proposed would be 985 sq m albeit sitting on a smaller footprint (602 sq m compared with the existing of 737 sq m), both sitting on the footprint of the existing albeit slightly re-orientated towards the south west. The approved dwelling was slightly higher than the existing (between 1 and 1.5m) and the proposed dwelling marginally higher still, largely due to its position on the slope of the site rather than the actual height of the building. The applicant explained in the earlier application that the proposed orientation has been designed to face south as far as is possible without adversely affecting the neighbouring dwellings, to optimise the effectiveness of the solar panels on the roof and the electricity generated will be stored in batteries on site and in the winter months the batteries will be charged up at times where there is a lower demand for energy. This is still the case and the new orientation still assists with natural light and heating. Air source heat pump technology is to be used to generate heating and hot water and are to be located so as not to cause noise issues for neighbours, the nearest of which, Clannagh House is more than 40m from the nearest point of the proposed dwelling.
• 2.5 These Changs in part have occurred since demolition and landscaping works commenced. Using the natural ground levels and reducing the footprint offers the potential to consume less resources as well as further reducing distances from the neighbouring properties, the nearest of which is more than 40m away and orientated away from the proposals.
• 2.6 The dwelling now proposed follows the general design approach of the approved scheme but with a more vertically oriented style, overall presenting a more modern and interesting dwelling with a

• more consolidated form and with stone outer sections, pitched roofed links and where the solar panels will be ground mounted, not on the roof. Furthermore, materials such as render which is common to the local vernacular are more sustainable to use than imported cladding which is also the subject of current supply shortages.
• 2.7 The applicant commissioned a Precautionary Working Method Statement for common lizard and also for Schedule 8 non-native invasive species. This was undertaken by the Manx Wildlife Trust in response to the previous application on this site, and is dated 10th June, 2021. The document advises that the hedges to be altered must be worked on after they have been made unattractive for lizards by the cutting back of the grass, ideally between November and February and how and when the alterations of the banks should be undertaken and the format of the new banking to enhance lizard habitat.
• 2.8 The sections of banking which contain Montbretia (Schedule 8 species) should be either avoided or the sections of the bank removed and incinerated and not used elsewhere.

• 3.0 Planning policy
• 3.1 The site lies within an area designated as not for a particular purpose on the Area Plan for the East and also within a Landscape Character Area (a classification system which replaced the Areas of High Landscape or Coastal Value and Scenic Significance in the East: the site was not within such an area on the Isle of Man Planning Scheme (Development Plan) Order 1982) of Incised Inland Slopes).
• 3.2 As such, there is a presumption against development other than where it would accord with other Strategic Plan policies, including General Policy 3 which sets out when exceptions should be make to this general presumption and Housing Policy 14 which provides guidance on the erection of replacement dwellings: Housing Policy 14 states:

"Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91 (which will be revised and issued as a Planning Policy Statement).

Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in generally, new fabric should be finished to match the materials of the original building.

Consideration may be given to proposals which result in a larger dwelling which involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design and or siting, there would be less visual impact."

• 3.3 The Area Plan for the East Landscape Character Appraisal provides the following advice for the area in which the application site sits: Landscape Strategy Conserve and enhance:

• a) the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons;

• b) its scattered settlement pattern;
• c) its Victorian garden and the railway. Key Views Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid. Incinerator chimney forms a notable landmark in the immediate area. Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms. Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top. Views from Isle of Man Steam Railway.

Landscape Proposal 7 (Santon) In cases where new development is proposed, applications must demonstrate that it can be suitably integrated into the surrounding landscape setting through reasonable mitigation measures and considering siting, colours, materials, finishes and the general scale.

• 3.3 The site does not lie within any Flood Risk Area or Conservation Area and none of the buildings either currently or formerly on the site is Registered Building and there are no protected trees on the site.
• 3.4 Environment Policy 4 protects ecology. The Department is now encouraging applications to demonstrate a positive impact on ecology, where possible achieving a biodiversity net gain (Residential Design Guidance paragraphs 2.5.5 and 3.4.6).

• 4.0 Planning History
• 4.1 The house has been the subject of applications for alterations and extensions in the 2000s. The detached building at the bottom of the site was approved under 05/00727/B and was for a general purpose building for storage of motor caravan, garden equipment, tractor and trailer and classic cars. The approval was subject to a condition which, inter alia, stated "This approval relates to the extension of the existing driveway and the erection of a general purpose building for storage of private motor vehicles and garden equipment all associated with "Ballaconneyn" (formerly "The Warren"), as show in the drawings received on 18th April, 2005.
• 4.2 The most relevant previous application is 21/00203/B which was approved and remains capable of implementation until 23rd April, 2025. A very recent application has been submitted for alterations to the existing outbuildings - 22/00587/B and awaits determination.

• 5.0 Assessment
• 5.1 The issue in this case is whether the proposed dwelling would have any adverse impact on the character and appearance of the area having regard to Housing Policy 14 and the Landscape Character Assessment in the Area Plan. Material considerations include the most recent planning application as well as Housing Policy 14 which provides detailed guidance on replacement dwellings in the countryside and Environment Policy 1 which seeks to protect the countryside.
• 5.2 HP14 gives clear guidance on the siting and size of replacement dwellings with which the proposal complies as the proposed dwelling is to be sited on the footprint of the existing and the increase over the house and garage is less than 20%. Whilst garaging is not usually taken into account in calculations of floor area, in this case, the existing dwelling had associated with it a detached garage with accommodation above and the proposed dwelling incorporates garaging into its floor area.
• 5.3 It is relevant that the formerly existing property was not previously considered to be of any particular architectural merit. What is proposed is more visually and architecturally interesting than

• both the original house and what has approval and more sustainable in terms of its incorporation of renewable energy devices, many of which are capable of being erected without planning approval under the Permitted Development Order.
• 5.4 The residential curtilage is significant but has not changed since the previous applications. What is proposed sits comfortably within it and additional planting is proposed which will enhance the ecological and visual quality of the site. Whilst what is proposed is taller than what it replaces and what has approval, and will be slightly higher than the level of the Clannagh Road, what existed previously was also visible therefrom, despite being lower and the adjacent property. Clannagh House is higher than the road and visible therefrom. It is considered that what is more important than whether something can be seen is whether what is seen has an acceptable visual impact and we would suggest that what is now proposed will be visible, as was the original property and would be the approved one, but that it will have an improved visual impact and something that it is not unacceptable to see.
• 5.5 The view from the longer distance to the south will be reduced as the former house was predominantly white and visible whereas what is now proposed comprises a smaller area of render in a more traditional profile and darker coloured roofing. The context of the site is a dwelling within a rural setting where some neighbouring dwellings are visible from and closer to the road than either what formerly existed on this site or what is proposed.

• 6.0 Conclusion
• 6.1 It is suggested that the proposal complies with Housing Policy 14 inasmuch as the replacement house is more or less on the footprint of the existing and is significantly less than 50% larger than the existing in terms of floor area. It would have an improved impact on the environment through being a more attractive house and the scheme is environmentally improved as its construction will be more

• thermally and energy efficient and the scheme also incorporates significant landscaping which will enhance the biodiversity value of the site.
• 6.2 There will be no adverse impact on the living conditions of those in adjacent dwellings and there is no risk of or from flooding.

Sarah Corlett 28.06.2022