**Document:** Officer Planning Report **Application:** 06/01375/B — Erection of a dwelling to replace existing cottage **Decision:** Permitted **Decision Date:** 2006-11-16 **Parish:** Bride **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81397-bride-ballachrink-croft-replacement-new-build/documents/1477503 --- # 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 ### Written Representations ### Consultations ### Officer's Report #### Site The dwelling Ballachrink Croft, Ballacorey Road, Bride, is an unoccupied, two storey detached property which is located on the southern side of the Ballacorey Road and south of Bride Village. 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. ### Land Use Zoning / Policy The property has been zoned within the Isle of Man Development Plan Order 1982 as being within an area not zoned for developments. - Isle of Man Planning Scheme (Development Plan) Order 1982 - Planning Circular 1/88 - Planning Circular 3/91 ### Planning History Erection of a dwelling to replace existing cottage (06/00114/B) – refused on the grounds:- 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. 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. 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 could lead to the potential loss of trees and hedge cover to the detriment of the visual amenities of the locality. Erection of a dwelling to replace existing cottage (02/01804/B) – refused on the grounds:- 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. 2. 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. ### Proposal The application proposes the erection of a dwelling to replace existing cottage. The proposed dwelling would be located approximately 6 metres south of the Ballachrink Croft Road (further into the site than the existing dwelling). The main part of the proposed dwelling will have a footprint of 12 x 8m. The height of dwelling will be 9.4m to the ridge. Proposed to be attached to the main part of the dwelling is a two storey rear projecting outrigger (4m x 6m & a maximum height to the ridge of 8.2 metre) and a single storey lean-to structure (6 x 7.5m & a maximum height to the ridge of 5.4m). The application proposes to use the existing vehicle access, which has visibility splays of 2m by 54m along Ballachrink Croft Road. ### Representations Highways Division do not oppose, subject to the imposition of the following conditions:- Three off street parking spaces shall be provided within the curtilage of the dwelling. Bride Parish Commissioners:- Received no comments Manx Electricity Authority:- Standard overhead/underground cables note Chief Fire Officer:- Smoke Detectors S.P.M.C. & E:- There is a history to this, see 02/1840 and 06/0114. We objected to the latter due to lack of information and this same problem seems to be common to this one too. We can not consider an application for replacement without any details of what it is sought to replace. Neither is the point of this new application made plain, the previous one having been Refused. The Society has to OBJECT. (I object as well, to the time wasting involved!) Since writing the above, we have taken the opportunity to visit and photograph the site. Its overgrown condition is noted but we see no reason why this property needs to be demolished and rebuilt. With careful attention to design, it could easily be renovated and become quite a pretty cottage. The society therefore maintains its OBJECTION with this additional reason. We have received no privately written representations objecting to the application, although we have received a letter from the owner of Grenaby Cottage who has no objection. ### Assessment / recommendation Material Planning matters which need to be considered regarding this application include:- 1. Access / highway issues; 2. Impacts upon the Countryside; and 3. Materials. ### Access / highway issues The previous reason for refusal for the prior application, were on the grounds that the submission did not indicate any visibility splays from the access, which could result in highway safety matters, as well as no indication on what impact any visibility splays for the access would impact on the existing landscape which runs along the front boundary. The application submitted now would seem to answer these concerns, by showing adequate visibility splays, whilst retaining the existing landscaping along the front boundary (i.e. no alterations). A condition should be added to any approval stating that three off road parking provisions are required to be provided in the interest of road safety. ### Impacts upon the Countryside The application site is visible from both directions of the Ballacorey Road, although is fairly well screened in part due to the boundary treatment around the boundaries of the site which consists of a number of hedgerows, bushes and trees, which vary in height from approximately 2 metres in height to 9 metres in height. The replacement dwelling would be set back approximately 6m from the public highway but would keep a very similar orientation to the existing dwellings footprint. The proposed dwelling is larger than the existing dwelling, however I believe the scale and form of the proposed dwelling would accord with Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside due to its size, siting and height compared to the existing dwelling. I also consider the design of the proposal being of a traditional farmhouse design would also comply with Planning Circular 3/91. I also judge the proposal due to its new siting, projecting back from the highway; will in fact lessen the visual impact upon the surrounding area, particularly when viewed from the Ballacorey Road. I therefore consider the proposal would not cause harm to the openness and character of locality and would therefore not have a detrimental impact the visual amenities of the open countryside. ## Materials The proposed dwelling would be finished with a render finish to match the existing, and a slate roof, again matching the existing. The windows and doors of the property are to be constructed in uPVC, whilst having a traditional design which would be in keeping with a traditional farmhouse. ## Conclusion The demolition of the existing dwelling and replaced with the proposed dwelling would seem acceptable in this location. The size, design, materials and siting within the site would all comply with Planning Circular 3/91 and Housing Policy 14. For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval. I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Bride Parish Commissioners - Department of Transport Highways Division - Grenaby Cottage, Ballacorey Road, Bride I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: - Manx Electricity Authority - Chief Fire Officer - S.P.M.C. & E ## Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 08.11.2006 ### 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 approval relates to the submitted documents and drawings 06/62/01 and 06/62/02 all received on 9th August 2006. C 3. In the interests of road safety three off street parking spaces shall be provided within the curtilage of the dwelling. C 4. The roof(s) must be finished in dark natural slate. C 5. Prior to the occupation of the dwelling, driveway arrangements and materials to be used must be submitted to and approved by the Planning Department. C 6. No trees which in curtilage of the site are to be topped, lopped or felled. C 7. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected within the area of Parkland to Ballachrink Croft. N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection. N 2. The applicant is advised that there are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site. The applicant is also advised to contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6. 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: 16/11/06 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/81397-bride-ballachrink-croft-replacement-new-build/documents/1477503*