**Document:** Officer Planning Report **Application:** 06/00114/B — Erection of a dwelling to replace existing cottage **Decision:** Refused **Decision Date:** 2006-07-28 **Parish:** Bride **Document Type:** report / officer_report **Source:** https://planningportal.im/a/80066-bride-ballachrink-croft-replacement-new-build/documents/1463051 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report #### Description Of Application Site - The application site is a unoccupied two storey dwellinghouse on the southern side of the Ballacorey Road, Bride. - The application site is within an area not zoned for developments. - To the east of the application site is the residential property of Phoenix. To the south and west of the application site are agricultural fields ### Proposal - The proposal is to demolish the existing building and to erect a two-dwellinghouse. *storey* - The main part of the proposed dwelling will have a footprint of 15.5m x 9.5m. The height of the dwelling will be 9.4m to the ridge. *would* - A two storey front projecting outrigger will have footprint of 5m x1.7m. The height of the outrigger will be 7.8m to the ridge. *would* ### Relevant Planning History - 02/1804/B – Erection of dwelling to replace existing cottage – refused 14th February 2003. - The application was refused on the ground that "The proposed dwelling would represent a significant increase in size and volume compared to the existing dwelling contrary to the provisions of Planning Circular 3/91 and 1/88 leading to a large and intrusive form of development within the countryside." - A further reason for the refusal was that "The access as shown on drawing no. RM/02/24/03 does not address the issue of sight lines onto the highway, contrary to the interests of highway safety." ### Development Plan Policies - Isle of Man Planning Scheme (Development Plan) Order 1982 - Planning Circular 1/88 - Planning Circular 3/91 ### Statutory Consultation Responses - Bride Parish Commissioners – have refused the application on the grounds that the site is far too small for the proposed property and altogether not in keeping with the surrounding area. The plans appear to be unfinished as there are no sizes on the actual plans but the outline in the area against the existing property is far larger. Also believed to be a covenant. - Highways Division of DoT does not object to the application subject to the imposition of conditions. ### Public Responses - Press notice for the planning application was posted on 2.3.06 - The SPMCE have made the following comments: - Reference is made in the application to 02/1804 without clarifying whether that was an AIP for this replacement? With no detail of the original cottage, it is difficult to establish whether this replacement dwelling is justified. It seems very large! It certainly is not submitted as Reserved Matters. So, on the basis of the limited information available, the society must strongly object to what amounts to a new dwelling in the countryside. ### Issues - The application site - In respect of the impact of the proposed replacement dwelling, the existing footprint of the main dwelling is approximately 76.96 sq m. The proposed replacement dwelling will create a footprint of 155.75 sq m. This would see a 95% increase in footprint of the original building. - In floorspace terms, the existing property would appear to have a floorspace of 138.6 sq m. While the proposed floorspace (ground and first floor) for the dwellinghouse will be 311.5 sq m. This is an increase of 125% in total floorspace. This would exceed the limits set out in Housing Policy 14 of the emerging Isle of Man Strategic Plan. I consider the proposed replacement would be disproportionate in scale, form and appearance compared to the existing building and would have a detrimental effect on the character and appearance of the area by introducing a large and intrusive form of development within the countryside. - This draft policy reinforces the current policy set out in Planning Circular 1/88 in that the Planning Committee will examine any proposal involving a significant increase in size and applications which create a detrimental visual impact...will be discouraged. - The site is in a prominent location in the landscape. The scale and form of the proposed dwelling does not reasonably accord with Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside (See Appendix 4) due to its greater depth, size and height compared to the existing dwelling. The proposed design would be quite obtrusive. - The application site is visible from both directions of the Ballacorey Road. The replacement dwelling would be set back approximately 15m from the public highway. There is no new landscaping to be planted along the front boundary of the site adjacent to the public highway. The proposal would be seen as significant addition to the landscape and would detract from the openness of the locality. I therefore consider the proposal would cause demonstrable harm to the openness and character of locality which would be detrimental to the visual amenities of the open countryside. - The Highways Division of the DoT do not oppose the application subject to the imposition of a condition requiring visibility splays of 2m by 54m. I have requested plans to demonstrate that the visibility splay can be provided to ensure the proposal would be safe on highway safety grounds and that the existing landscaping along the front boundary will not be removed and which would create an open frontage to the detriment of the visual amenities of the locality. No further plans have been submitted to demonstrate the visibility splay can be achieved. I therefore consider it would be appropriate to refuse the application on highway safety grounds and impact on the visual amenities of the locality. - The application is also seeking approval to increase the existing residential curtilage of the site into a triangular piece of land to the west of the building. The curtilage would be extended approximately 106m to the west of the existing curtilage. The encroachment has no particular piece such as to allow the new dwelling to be constructed. This is a significant encroachment of a residential curtilage into the open countryside. However, the previous application (02/01804) proposed the same residential curtilage as the current application. The refusal made no mention of the proposed encroachment of the residential curtilage. Therefore, it would be inappropriate to raise this particular issue at this stage since it has not been raised in the earlier application. ### Conclusion - I therefore recommend that planning permission be refused for the reasons above ### Party Status I consider that the following should be granted party status due to them being statutory consultees or meet the criteria of Government Circular 1/06 - Bride Parish Commissioners - Highways Division of the Department of Transport I consider that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: ## Recommendation Recommended Decision: Refused Date of Recommendation: 14.07.2006 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. The proposed dwelling would represent a significant increase in size and volume compared to the existing dwelling contrary to the provisions of Planning Circulars 3/91 and 1/88 leading to a large and intrusive form of development within the countryside. R 2. The access as shown on drawing number 06/05/01 does not address the issue of sightlines on the highway which is contrary to the interest of highway safety. R 3. No details have been submitted on how the visibility splay for the access would impact on an existing landscaping strip running along the front boundary of the application site with the public highway of Ballacorey Road, which leads to the potential loss of trees and hedge cover to the detriment of the visual amenities of the locality. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Refused Date: 21/7/06 Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control --- *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/80066-bride-ballachrink-croft-replacement-new-build/documents/1463051*