**Document:** Planning Officer Report Recommendations **Application:** 13/00012/A — Approval in principle for erection of a replacement farm dwelling **Decision:** Permitted **Decision Date:** 2013-02-12 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3854-kirk-michael-cammall-farm-replacement-dwelling/documents/1172287 --- # Planning Officer Report Recommendations ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE DEVELOPMENT CONTROL MANAGER ### The Site 1. The site is part of the holding of Cammal Farm, an area of around 53 acres (21ha). The site accommodates a range of buildings including a farmhouse, which is the subject of this application, and outbuildings. some of which are clustered close to the farm house and another very recent building which has been built alongside the A3 at the entrance to the site (see Planning History). The access lane is some 300m from highway to the farmhouse. To the rear of the farmhouse is an L shaped barn, which has been converted to holiday accommodation, beside that is a more modern building (hay shed) which has a square footprint and to the east of that are smaller rectangular footprint buildings - a barn and implement shed. 2. The farmhouse is a traditional Manx cottage which has been extended rearwards by the provision of a second pitch without gable chimneys, and behind that a further extension where the ridge is at right angles to the main core. A small porch sits on the northern gable and a single storey extension sits on the front elevation. ### The Proposal 3. Proposed is the principle of the extension of the property. No plans have been provided but the description of the development is to replace existing two apex farmhouse with single apex farmhouse using thermally efficient materials in Manx style with up to 50% increase in floor space". 4. No further information is provided to illustrate the impact of this. ### Planning Policy And Status 5. The site lies within an area designated as of High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982. 6. As such, there is a presumption against development as set out in Environment Policies 1 and 2. However, there is provision for the replacement of dwellings in Housing Policy 14 which 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 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 where 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." ## Planning History 7. Planning applications have been submitted for the site, including the conversion of the outbuildings to holiday accommodation (PA 02/01350) and the erection of a new building alongside the highway (PA 06/00450 refused and 07/01023 permitted). Planning permission was granted for the installation of windows in the rear of the farmhouse under PA 98/00566 and approval was granted for the erection of a new dwelling in field 1285 under PAs 89/01495 and 89/00010 - now "Cammal", not part of this application site. ### Representations 8. There are no representations on the file at the time of writing. ### Assessment 9. At a site meeting, the applicant explained that the central valley between the original cottage and the later extension had been repaired but was still letting in water. This adds to the failing effectiveness of the fabric (seen by large cracks in the southern gable) and some poor design elements, and has led him to conclude that the best way forward would be to demolish the existing dwelling and its extensions and replace it with something of effective construction, preferably avoiding hidden valleys. Whilst the application form indicates that he wishes to have an extension up to larger than the existing, the size is not a particularly important consideration for him. 10. The important consideration in the replacement of the dwelling is the impact it would have as viewed principally from the road where the existing building is clearly visible. The topography and the existing stone barn which provides tourist accommodation screen much of the existing accommodation at the rear. Provided that the main core of the building is similar in form, size and height to the existing, then the accommodation at the rear could be increased in size without significant increase in impact and what presently exists to the rear is not of particular interest or attraction. 11. It is recommended that the application is acceptable and in compliance with HP 14 provided that conditions are attached to require the frontage to be similar in size and height to the existing. ### Party Status 12. The local authority, Michael Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. ## Recommendation Recommended Decision: Permitted Date of 04.02.2013 Recommendation: ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
0 : Notes attached to refusals C 1. Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced. C 2. The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission. C 3. The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later. C 4. This approval relates to the principle of the replacement of the existing dwelling as shown in drawings received on 7th January, 2013 and its replacement with a new dwelling. C 5. The new dwelling must be traditional in design and character, as described in Policies 2-7 inclusive of Planning CIrcular 3/91. In particular the main core of the dwelling must be sited in the vicinity of the footprint of the existing original house and its replacement similar in size, form and height. There may then be extensions to this where the extensions are subordinate in height, length or width to the main core. The new dwelling may not have an increased visual impact, particularly as viewed from the A3 highway to the west. NOTE: this is required in order that the replacement dwelling complies with the provisions of Housing Policy 14 of the Strategic Plan. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made : Committee Meeting Date : 11.2 .13 Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/3854-kirk-michael-cammall-farm-replacement-dwelling/documents/1172287*