**Document:** Officer Recommendation and Conditions **Application:** 04/01335/B — Proposed replacement dwelling with integral garage **Decision:** Refused **Decision Date:** 2004-11-22 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/76028-kirk-michael-barnagh-farm-replacement-garage/documents/1412741 --- # Officer Recommendation and Conditions 10-3-05 Name as previous. Note:- This decision is based on the drawings submitted as part of the original submission application. The applicant, lagent, is encouraged to discuss any revised scheme such as that shown on the drawings submitted as part of the Review, with the Planning Officer. ☏ It is proposed to demolish the dwelling and replace it with a new dwelling on a similar site. It is proposed to have a basement for car parking to take advantage of the sloping ground levels but this does make the north eastern elevation appear significant in mass. The existing building has a three window pattern - the proposed would have a five window pattern in the longer length changing the impact of the dwelling from a modest cottage to a quarterland farmhouse. The frontage is to be finished in stone and the building is nicely designed and proportioned. In terms of a comparison with the existing Existing footprint = 11.8 metres x 8.85 metres = 104.43 square metres Height = 7.5 metres Propose footprint = Main house = 137.75 Rear projection = 44.8 square metres Single storey sub room - 33.93 square metres Total = 216.48 square metres Height = 8.7 metres ### Design The dwelling would have substantial gable chimneys, regular positioning of windows on the front elevation and a central porch. It is proposed to clad the gable elevations and the front elevation in stone. The is considerable tree coverage around the site. There are no public footpaths in the area but the group of buildings is just visible from the road at the northern end of the village. Given the set back from the road, the level of tree coverage and the intention to clad the most visible elevations in stone, it is judged that the replacement dwelling is acceptable. ### Conditions 1. SC1 4 years 2. This approval relates to the location plan and site plan submitted on 30th June 2004 and the Survey drawing and drawing number 01(A) submitted on 13th October 2004. 3. The external measurements of the dwelling (including the stone finish) must be as shown on drawing number 01(A). 4. The front and gable elevations of the main dwelling (excluding the rear extension), and the front porch must be clad in traditionally laid stone prior to completion. Note: Split stone on a backing render is not acceptable as an external finish. 5. The roof must be finished in slate. Note: SN 8 (trees) ### Recommendation Recommended Decision: Permitted ## 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 R 1. The replacement dwelling, which would have a footprint and floor area significantly greater than the existing dwelling, and which would include basement parking would result in a dwelling of inappropriate scale and mass in this countryside location which is recognised as having High Landscape or Coastal Value and Scenic Significance. Such a dwelling which is effect three storeys and which includes design features such as balconies, French doors and an irregular arrangement of windows, would replace what is a modest and simple, traditional, Manx cottage which relates well in terms of form and scale to the existing buildings within the group and also to its setting. Whilst it is acknowledged that the site is set back from the public highway and set amongst a mature tree group, given that the site is in an elevated position and given also the increased mass and size of the replacement dwelling, it is likely that the development will be more noticeable in the landscape when viewed from Kirk Michael Village. The Planning Committee thus judges that the scenic value and unspoilt character and appearance of the area would be harmed as a result. Decision Made: ... Col. 1992 ... Committee Meeting Date: ... 19-11-2004 ... ## Conditions 1. SC1 4 years 2. This approval relates to the location plan and site plan submitted on 30th June 2004 and the Survey drawing and drawing number 01(A) submitted on 13th October 2004. 3. The external measurements of the dwelling (including the stone finish) must be as shown on drawing number 01(A). 4. The front and gable elevations of the main dwelling (excluding the rear extension), and the front porch must be clad in traditionally laid stone prior to completion. Note: Split stone on a backing render is not acceptable as an external finish. 5. The roof must be finished in slate. Note: SN 8 (trees) Note: SN 16 (fire) → existing authorizations - leuze size + mapping. SUPERSEDED --- *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/76028-kirk-michael-barnagh-farm-replacement-garage/documents/1412741*