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Application No.: 22/01240/B Applicant: Ms Clarissa Beadman Proposal: Demolish existing dwelling and build a replacement dwelling Site Address: Braaid Farm Top Road Crosby Isle Of Man IM4 4HJ Planning Officer: Mr Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.04.2023
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
N 1. INFORMATIVE NOTE Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.
You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.
To this end, if you propose an alternative, such an air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative, permitted heating system proposed.
This application has been recommended for approval for the following reason.
The proposed development is considered to be acceptable in principle by providing a replacement dwelling of a high standard of design and notably identical to the resultant dwelling as previously approved by way of extensions to the current property. The proposals are therefore deemed compliant with General Policies 2 and 3, Environment Policy 1, and Housing Policies 12 and 14 of the Strategic Plan (2016).
Plans/Drawings/Information; This approval relates to the following drawings and documents;
Additional Persons
None. _____________________________________________________________________________
1.0 THE SITE - 1.1 The site comprises the property and associated curtilage of Braaid Farm, which sits in an elevated and highly isolated position to the north of Crosby and north of the Top Road and Eyreton Cottages adjacent to Bluebell Lane. Two public footpaths run near to the site, one immediately to the west running along the access from Eyreton Cottages and the other forming part of the Millennium Way running across the field to the south of the house. The land holding also includes land to the north, east and south of the site.
1.2 The existing building group accommodates the main house and garage which were approved to be rebuilt in the mid-2000s (05/92180/B) along with landscaped gardens. Further alterations and extensions were approved in 2008 and 2009 which saw the linking of the garage to the main house providing further living space on the east wing. - 1.3 The dwelling is notably prominent and can be seen from a wide area to the south and east, from along public footpaths and highways and also from the Mountain Road. - 1.4 Access into the site is currently via a private driveway running west of the house, this driveway terminates towards the rear of the dwelling where the existing garages and courtyard sit. - 1.5 Standing 8m to eaves and 13m to central ridge the existing dwelling forms a much grander version of the rarer Manx 5 bay dwelling, it comprises a double room depth with two large integrated stacks on each gable end (4 in total). The main dwelling has a symmetrical form throughout the principle elevation and a typical pitched roof, whilst utilising typical render and slate materials mimicking the traditional form with two small dormers on the front roof slope. As existing there is a smaller single storey linked extension on the east gable which runs to the rear and connects with the rear garaging. This is 3.5m to eaves and 6m to ridge and was approved under PA 08/01170/B. - 1.6 The area surrounding the site is generally very open and undeveloped. There is an ASSI to the north of the application site (Eary Vane) which is outside of land owned by the applicant. Agricultural buildings have recently been approved just west of the dwelling under PA's 13/91183/B and 20/00301/B.
2.0 THE PROPOSAL - 2.1 Planning permission is sought for the erection of a replacement dwelling, the design, scale and form of which would be identical to the existing dwelling and as subsequently granted to be extended and remodelled most recently in 2021 (PA 20/00861/B). The agent acting for the applicant has provided the following information as to the pretext behind the current proposals:
"This application for a replacement dwelling is subsequent to a Planning Approval granted on 15th December 2021, under Planning Application reference 20/00861/B; that Application proposed demolition of the 'wing' to the main dwelling, substantial remodelling of the existing three storey element of the house, and newbuild extensions, to provide a new dwelling with a total area of 2,046m2 . This Application proposes an identical house with the only variation being that the remaining element of the existing house is to be demolished too, so that the entire dwelling can be newbuild.
This proposal has arisen during the course of developing the set of Construction Information for the proposed dwelling; that has been developed by the Design Team, which includes the Main Contractor, Structural Engineer, and Mechanical and Electrical subcontractors, to deliver the house for which Planning Approval was granted. During that process, it became evident that a very small percentage of the existing building fabric is being retained, but that the retention of the same creates a potential risk to the design and construction of the detailing required to achieve the highest standards of thermal insulation and exceptionally low levels of air permeability; this risk particularly arises around the existing openings, all of which need to be adjusted to suit the new design. Therefore, the overall benefit of retaining that relatively small proportion of existing fabric was examined.
The three-storey element of the existing house is to be completely stripped back to the concrete floors and walls; the demolitions subcontractor was therefore asked to assess how much of that fabric could be re-used on site, if the remaining elements were demolished. As the concrete can all be crushed and graded on site, and the reinforcement bars can be
recycled, their estimate is that in excess of 98% of the material that was to be retained can be re-used, with approximately 95% staying on site. This is, of course, of material benefit in not discarding the carbon already embedded in the house, and the substantial re-use of the recycled materials on site negates any carbon emissions that would have arisen from transporting the materials elsewhere.
With the additional certainty that the newbuild construction could be built with robust detailing, consequently giving much greater certainty to achieving exceptionally high levels of thermal insulation and low levels of air permeability, it was concluded that there would be an overall benefit to the demolition of the three storey element of the existing house - if the target standards can be achieved, or hopefully exceeded, then it will be much more viable to exclusively use renewable energy sources in the future subject, of course, to obtaining the necessary statutory approvals."
3.0 PLANNING HISTORY - 3.1 The site benefits from an extensive planning history, much of which relate to extensions and alterations to the previous property on site and the present dwelling, together with agricultural related development. Notable applications pertinent to the present application include the demolition of the previous dwelling, garage and barns and construction of a replacement dwelling, approved in 2006 (PA 05/92180/B). A subsequent application to amend this permission by way of increasing the floor area of the dwelling was refused and subsequently dismissed at appeal in 2007 (PA 07/00176/B). - 3.2 Subsequent permissions were granted to alter and extend the replacement dwelling, the latest and most notable of which comprised the erection of substantial extensions and the remodelling of the existing dwelling, approved in 2021 (PA 20/00861/B).
4.1 The application site falls in the open countryside and is not zoned for development in the Area Plan for the East. The site is not within a Conservation Area or an area at risk of flooding. - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy
Spatial Policy 5 Development only in countryside in accordance with General Policy 3 General Policy 2 General Development Considerations 3 Exceptions to development in the countryside Environment Policy
Housing Policy 4 Exceptions to allowing new housing in the countryside
14 Siting, size and design of replacement dwellings in the countryside Transport Policy
7 Parking provision Infrastructure Policy
Community Policy 7 Designing out criminal and anti-social behaviour 11 Prevention for the outbreak and spread of fire
4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS
5.1 Marown Parish Commissioners - no objection. (17.11.22)
5.2 Highways Services - consider the proposals to have no significant negative impact upon highway safety, network functionality and /or parking (21.10.22) - 5.3 Highways Drainage - Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. There are no details of surface water at the main entrance on the top road. (06.12.22)
6.1 The main issues to consider in the assessment of this planning application are as follows:
7.1 The proposed development is considered to be acceptable in principle by providing a replacement dwelling of a high standard of design and notably identical to the resultant
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 24.04.2023 Determining officer
Signed : A MORGAN Abigail Morgan Principal Planner
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