**Document:** Officer Planning Report
**Application:** 06/00470/B — Demolition of existing dwelling and derelict barn and erection of a detached dwelling and double garage with store over
**Decision:** Permitted
**Decision Date:** 2006-05-30
**Parish:** Andreas
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/80455-st-judes-east-craige-demolition-garage/documents/1466694

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# 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 [Table omitted in markdown export] ### Consultations

## Officer's Report

### Description Of Application Site

- The application site is a two storey dwellinghouse situated at the St.Judes Cross Road.
- The property has been extended to the side and rear.
- To the west of the application site is the public highway of A17 and on the opposite side of the road is Craig Cottage.
- To the south of the application site is the public highway of A13
- To the north of the application site are agricultural fields.
- To the east of the application site is the Old Parsonage.
- The application site is within an area not zoned for development.

### Proposal

- The application is seeking permission to demolish the existing dwelling and derelict barn and erect a detached dwelling and double garage with store over.
- The dwelling will be 10m in depth and 13m in width.
- The height of the dwelling to the ridge will be 8.8m
- The dwelling will have a 4.7m x 3.4m rear extension. The height of which will be 4.3m to the ridge.
- A 3m x 1.8m porch will be constructed on the front elevation of the property. The height of the porch will be 3.3m.

### Relevant Planning History

- 05/02045/B – Demolition of existing dwelling and erection of a replacement dwelling – withdrawn 9/2/06
- 05/02046/B – Erection of double garage with living accommodation over to replace redundant barn – withdrawn 9/2/06

### Development Plan Policies

- Isle of Man Planning Scheme (Development Plan) Order 1982
- Planning Circular 1/88 – Houses in the Countryside
- Planning Circular 3/91 – Guide to the Design of Residential Development in the Countryside.
- Isle of Man Strategic Plan (Modified Draft) 2004; HP12, TP4

### Statutory Consultation Responses

- Highways Division of the DoT – Do not oppose the application.
- Andreas Parish Commissioners – No comment have been received

### Public Responses

- Press notices were posted on 30/3/06
- Representations have been received from a resident of Port Soderick, SPMCE and the IoM Fire and Rescue Service.
- The resident of Port Soderick has commented that he has no objection to the proposal especially if the relocation of the buildings away from the road/junction and improved road safety at this location. The site has the benefit of an existing residential use and as the site appears substantial the rebuilding in a more central location is acceptable.
- IoM Fire and Rescue Service recommends that domestic smoke detectors
- SPMCE have made the following comments:
- Two previous applications relate to this site. 05/2045 and 2046 which together amounted to a very similar scheme to that now under consideration. At that time we said;

At Close Clarke, not too far away from here, a proposal to replace the present bungalow/cottage with a fairly small house was recently refused. I believe it is currently the subject of an Appeal.

- Compared with that scheme, this is an enormous new dwelling and must surely be treated in the same way?
- As it happens, both these application were withdrawn before a decision could be reached.
- There may be a case for a replacement dwelling but in view of the existing, low profile structure, we feel it should not be a 2 storey house with a two storey outbuilding! The Society OBJECTS.

### Issues

- In considering this application Planning Circular 1/88 and 3/91 are the appropriate policy documents to assess the application against
- The property is not currently in residential occupation. I consider the residential use of the property has not been abandoned.
- Paragraph 9 of Circular 1/88 states "the redevelopment of dwelling will generally be accepted as the gradual decay and dilapidation of such buildings would clearly be detrimental to the rural amenities. The Planning Committee will examine with particular care any proposal involving a significant increase in size and applications which create a detrimental visual impact, or which would lead to a loss of traditional character will be discouraged."
- This paragraph of the Circular 1/88 established the principle of redeveloping the site. However, the detail of redevelopment needs to be considered against Planning Circular 3/91.
- The applicant is proposing to the replicate a traditional Manx property in the site. The detailing of the proposed dwelling would not be out of character with surrounding area. The proposal dwellings slightly larger in terms of the height compared to the existing dwelling. However, I consider the proposed dwelling to be acceptable and would not be contrary to the provisions of 3/91.
- In respect of the impact on the visual amenities of the locality, there is substantial landscaping running along the southern boundary of the site adjacent to the public highway. The existing property is not obscured from public view. The proposed dwelling is set a significant distance within the site. The frontage of the building faces towards the public highway so as to provide a positive relationship with the public highway. I consider the proposed dwelling would not detract the character and appearance of the locality. I therefore consider the proposed development would not adversely affect the visual amenities of the locality.
- In terms of the proposed garage, the siting of the garage/store would be on the site of the existing barn. The proposed garage is of a similar footprint as the existing. The main elevations of the building which are going to be visible from the public highway will be finished in stone. I consider the proposed garage block to be acceptable and will not adversely affect the visual amenities of the locality.
- In respect of highway safety, the proposed development replaces an existing property and will not intensify the use of the site to a significant degree. Furthermore, it offers stopping sight distance at 30 miles per hour at a location where vehicles are reducing speed to negotiate a road junction.
- The repositioning of the dwelling away from the southwest corner of the site will also improve the visible of the junction of the A17 with the A13. I also consider this to be a planning gain in terms of highway safety.

### Conclusion

I therefore recommend that permission be granted subject to conditions attached in the schedule below.

### 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:

- Andreas 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:

- A resident of Port Soderick
- IoM Fire and Rescue Service; and
- SPMCE

### Recommendation

**Recommended Decision:** Permitted

**Date of Recommendation:** 24.05.2006

### 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 permission relates to the erection of a new dwellinghouse and garage/store as shown on drawing numbers PW-01 Rev C, PW-15 and PW-16 date stamped 16th March 2006.

**C 3.**
The roof(s) must be finished in dark natural slate.

**C 4.**
The front and side elevations of the porch to the main dwelling, and the north, south and west elevations of the garage/store 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*

## **C 5.**

Details of the facing materials for the main dwelling and the front boundary shall be submitted to and approved in writing by the planning authority. Once approved the development shall be carried out only in full accordance with such approved details or any approved amendments.

C 6.

No existing tree or shrub indicated on the approved plans to be retained shall be cut down, grubbed out, topped, lopped or uprooted without the written consent of the planning authority. Any such tree or shrub removed without such consent or dying, becoming seriously damaged or diseased within a period of 5 years from the completion of the development shall be replaced in the next planting season with another or similar size and species, unless the planning authority gives written consent to any variation.

C 7.

The garage and storage area shall be used only for a purpose incidental to the residential use of the applicaiton property

C 8.

The dwelling hereby permitted shall not be occupied until the car parking provision for that dwelling has been constructed or laid out, and made available for use of the occupants of and visitors to that dwelling.

C 9.

No development or other operations shall be commenced on this site until adequate step, which shall have been previously approved in writing by the planning authority, have been taken to safeguard against damage or injury during construction works all trees on the site, or those root structure may extend within the site. In particular no excavations, site works, trenches or channels shall be cut or pipes or services laid or any other works carried out in such a away as to cause damage or injury to the trees by interference with their root structure and no soil or waste shall be deposited on the land in such a position as to be likely to cause damage or injury to the trees.

## C 10.

Prior to the installation of the fuel storage tanks are installed, details of the fuel storage tanks (including any proposed colour coating) and the proposed screen planting shall have been submitted to and approved in writing by the planning authority. Once approved the installation shall be carried out only in full accordance with the approved details or any approved amendments.

## C 11.

No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the planning authority and these works shall be carried out as approved. Details of the hard landscaping works include boundary treatment, including full details of the proposed boundary wall, footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details within 3 months of the first occupation of the dwelling hereby permitted and all planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.

## C 12.

The residential curtilage of the replacement dwelling is defined by the red line as shown on drawing number PW-01 Rev C.

## C 13.

Before the access is first used a 2 metre by 23 metre visibility spray at the back of the highway on either side of the proposed accessway shall be provided in accordance with the approved drawings.

N. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.

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 : Permitted Date: 25/5/06

Signed: M. I. McCauley Director of Planning and Building Control

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*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/80455-st-judes-east-craige-demolition-garage/documents/1466694*