**Document:** Planning Officer Report **Application:** 08/02182/A — Approval in principle for the demolition of existing dwelling and barn and erection of a replacement dwelling with detached garage/store **Decision:** Permitted **Decision Date:** 2009-05-12 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86529-andreas-greenhill-replacement-demolition/documents/1534422 --- # Planning Officer Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The site represents the curtilage of Greenhill, Jurby Road, Andreas. The property is a two storey detached dwelling, which is located on the southern side of Jurby Road, and east of St Judes Crossroads. #### Planning Status The application site is within an area recognised as being an area of ‘Woodland Land’, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Strategic Plan 20th June 2007 - Isle of Man Development Plan Order 1982 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:- ### General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. ### Housing Policy 14: Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area(1), which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact. ### Planning History There are no previous planning applications which are considered relevant in the assessment and determination of this application. ### Proposal The proposal seeks approval for approval in principle for the demolition of existing dwelling and barn and erection of a replacement dwelling with detached garage/store. ### Representations Andreas Parish Commissioners:- "No objection" The Department of Transport Highway Division do not oppose subject to the imposition of the following condition:- 1. Off street parking space required in accordance with the IOM Strategic Plan. 2. The access drive arrangements shall comprise a turning facility to permit a motor car to turn around within the site so that a vehicle can emerge from the site in a forward gear. 3. Visibility splays of 160 metres are required. The splays shall be kept clear of any object, vegetation, or other obstructions of a height exceeding 1.05m above the land of the adjacent carriageway." The Wildlife and Conservation Division:- "In view of the nature of the buildings and the surrounding trees, although we have no specific records of bats for this location; we would recommend a bat survey being carried out between the months of May and August before approval for this demolition is given." A resident of Seacliffe, Old Castletown Road, Braddan, has objected to the application which can be summarised as; no justification of redundancy of the agricultural holding for a dwelling. The Authority has received no other privately written representations objecting to the application. ### Assessment/Recommendation Consideration firstly needs to be taken with regard to General Policy 3 paragraph D. This policy does allow permission for the replacement of existing rural dwellings in accordance with Housing Policy 12, 13 and 14. In this case the property still remains occupied and therefore still retains its residential status. Due to this Housing Policy 14 is the relevant policy to be considered for this application. Housing Policy 14 states what requirements a replacement dwelling would have to comply with. Generally a replacement house should be sited on the existing footprint and should have a floor area which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). In this case the application is an Approval in Principle and therefore the plans submitted are indicative, although they are detailed. The indicative drawings of the dwelling proposes a floor area increase over the existing of 100%, which is obviously greater than what is generally permitted under Housing Policy 14. However, although the policy does not normally allow for the floor area of barns and/or outbuildings to be taken into account, when calculating the proposed new floor area of a dwelling, in this case, the two storey barn is substantial is size (208 sqm), and is larger than the existing dwelling (169 sqm). It is therefore considered, the removal of the existing dwelling, the substantial barn and smaller outbuildings/greenhouses and replaced with a larger dwelling would be an overall environmental improvement to the site and therefore beneficial to the visual appearance of the countryside in this locality. Further more the dwelling is of poor form and Housing Policy 14 does state that consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character. So an argument for a dwelling, larger than the generally permitted 50% could also be made on this basis as well. The Highway Division have recommended that visibility splays of 2 x 160 metres are required. Whilst these could be provided, it would result in a large amount of vegetation and mature trees being removed along the highway, which would have a significant adverse impact upon the appearance of the area. It is considered, given there is an existing dwelling and as the site was once used for agricultural purposes the proposed dwelling would generate the same or less traffic, and consequently it is not considered necessary to provide the full visibility splay to current standards so the splay can remain as existing. ### Recommendation It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report, accordingly, it is recommended that the application be approved. ### Party Status It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Department of Transport Highways Division - Andreas Parish Commissioners - The Wildlife and Conservation Division It is considered that the following parties do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: A resident of Seacliffe, Old Castletown Road, Braddan ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 03.04.2009 ### 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 #### C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application. #### C 2. This approval relates to the approval in principle for the demolition of existing dwelling and barn and erection of a replacement dwelling with detached garage/store as proposed in the submitted documents and drawings Location 1, Location 2, HP-392-1, HP-392-2, HP-392-3, HP-392-4, HP-392-5 HP-392-6 all received on 24th November 2008. C 3. Prior to the demolition of the buildings within the site a bat survey should be carried out between the months of May and August. The applicant is advised to discuss such a survey with the Department of Agriculture, Fisheries and Forestry Wildlife and Conservation Division. C 4. Prior to the occupation of the proposed dwelling the existing dwelling "Greenhill" is to be demolished N 1. The applicant is recommended to discuss the design of the proposed dwelling prior to the submission of any future Reserved Matters Application with the Planning Authority. N 2. The applicant is recommended to discuss the existing access of the proposal prior to the submission of any future Reserved Matters Application with the Department of Transport Highways Division (Hazel Fletcher). I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Permitted Date : 12-May-2009 Signed : [Handwritten signature] 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/86529-andreas-greenhill-replacement-demolition/documents/1534422*