**Document:** Officer Planning Report Recommendation **Application:** 10/00614/B — Erection of a replacement dwelling and detached garage **Decision:** Permitted **Decision Date:** 2010-09-20 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36895-greeba-ballacurry-farm-replacement-garage/documents/1359009 --- # Officer Planning Report Recommendation **Application No.:** 10/00614/B **Applicant:** Mr Albert Kermode **Proposal:** Erection of a replacement dwelling and detached garage **Site Address:** Ballacurry Farm Ballachurry Road Greeba Isle Of Man IM4 3LE ### Considerations Case Officer : Mr Steve Stanley **Site Visit:** Yes **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Chief Fire Officer Notes : Refuse Consultee : Highways Division Notes: do not oppose, has no traffic management, parking or road safety implications. Consultee : German Parish Commissioners Notes: no objection. ### Officer's Report ### The Site The application site relates to Ballacurry Farm, Ballachurry Lane, Greeba. Specifically the proposal relates to the existing dwelling located to the east of the group of farm buildings associated with the farm. The dwelling is set back from the lane and backs onto a paddock having no defined garden area. ### The Proposal This application seeks approval for the replacement of the existing dwelling with a new dwelling and a detached garage. The proposal has been revised following discussions with the planning officer which have led to changes to the design and siting of the dwelling, garage and driveway. The existing dwelling is a stone built, traditionally designed, two storey property which includes eaves accommodation. The floor area of the dwelling (excluding the eaves accommodation) is approximately 178.5 sq.m and the proposed dwelling would have a floor area of 172.2 sq.m, a reduction of approximately . The applicant's architect has set out that the applicant's are looking to downsize and are therefore looking to create a smaller more manageable property. The design of the proposed dwelling has been amended to reflect a traditional double fronted dwelling and it is also now proposed to be sited closer to the farm group than previously whilst the new driveway would run closer to the property rather than taking a long sweep from the northern corner of the adjacent paddock. A garage would be constructed to the west of the new dwelling. ## Planning Status The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the Isle of Man Strategic Plan 2007, the following policies are judged to be relevant: General Policy 3; Housing Policy 4; Housing Policy 14. ### Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: 91/04046/B sought approval for the erection of an agricultural building. This was refused. ### Representations The Highways Division does not oppose this application. German Parish Commissioners do not object to this application. The Isle of Man Fire and Rescue Service object to this application on the basis that the means of escape are inherently unsafe. This matter is dealt with by Building Control Regulations and as such is not a valid reason to refuse this application. ### Assessment Provision is made within the Isle of Man Strategic Plan 2007 for the replacement of existing rural dwellings with new dwellings provided they are not located within a conservation area and/or are not Registered (GP3 and HP4). The building in question is neither a Registered Building or located within a conservation area and as such its demolition is judged to be unobjectionable. Housing Policy 14 sets out the criteria by which to assess proposals for replacement dwellings in the countryside. The main factors to assess are size, siting and design. It is appropriate to take each of these considerations in turn: ### Size HP14 allows for replacement dwellings to be up to larger in terms of floor area than the buildings that they replace. In this case there would be a net decrease in the floor area of the proposed dwelling compared with the existing. Accordingly the proposal meets Hp14 in this respect. In terms of siting, HP14 sets out that the new building should be sited in a similar way to the existing unless changes in siting would result in an overall environmental improvement. In this the new dwelling would be positioned further into the field and the garage would be partially sited on the footprint of the existing dwelling. The proposal also shows the demarcation of the proposed garden area which is an improvement over the existing open plan layout. It is judged that the proposed siting of the dwelling and garage are acceptable in that they are close to where the existing dwelling sits and would not cause any unacceptable impacts upon the visual amenities of the surrounding area. The design of the proposed dwelling has been the subject of amendment and now represents what is considered to be a well-judged interpretation of a traditional two storey Manx cottage. As such the proposal complies with HP14 which requires new dwelling to be design in accordance with Planning Circular 3/91. It is concluded that the proposed development as amended represents an acceptable form of development when assessed against the relevant planning policies. **RECOMMENDATION** Permit. ## **PARTY STATUS** It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - German Parish Commissioners Accordingly the following parties are not granted Interested Party Status: - The Isle of Man Fire and Rescue Service The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. --- **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 09.09.2010 --- **Conditions and Notes for Approval / Reasons and Notes for Refusal** **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 the erection of a replacement dwelling and garage and creation of driveway, Ballacurry farm, Ballachurry Lane, Greeba, German as shown by 10-J027-01 and 10-J027-02 received 27th April 2010 and 10-J027-AK-03 Rev 1 and 10-J027-AK-05 Rev 1 received 10th August 2010. 9 September 2010 10/00614/B Page 3 of 4 C 3. The exterior walls of the approved dwelling must be with either smooth render or roughcast render unless otherwise agreed in writing with the Planning Authority. C 4. The existing dwelling must be demolished within 30 days of the first occupation of the approved replacement dwelling. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : 13 September 2010 Signed : Senior Planning Officer --- *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/36895-greeba-ballacurry-farm-replacement-garage/documents/1359009*