**Document:** DEC Officer Report **Application:** 22/01240/B — Demolish existing dwelling and build a replacement dwelling **Decision:** Permitted **Decision Date:** 2023-04-25 **Parish:** Marown **Document Type:** report / officer_report **Source:** https://planningportal.im/a/9628-crosby-braaid-farm-replacement-demolition/documents/961307 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATION **Application No.:** 22/01240/B **Applicant:** Ms Clarissa Beadman **Proposal:** Demolish existing dwelling and build a replacement dwelling **Site Address:** Braaid Farm Top Road Crosby Isle Of Man IM4 4HJ **Planning Officer:** Mr Toby Cowell **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 21.04.2023 ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions - C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. - C 2. Prior to the occupation of the dwelling hereby approved, the natural stone cladding as shown on drawing numbers 971, 974, 977 and 980, shall be installed and retained as such thereafter. Reason: In the interest of visual amenity on the wider landscape. - C 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area. N 1. INFORMATIVE NOTE Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025. You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date. To this end, if you propose an alternative, such an air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative, permitted heating system proposed. This application has been recommended for approval for the following reason. The proposed development is considered to be acceptable in principle by providing a replacement dwelling of a high standard of design and notably identical to the resultant dwelling as previously approved by way of extensions to the current property. The proposals are therefore deemed compliant with General Policies 2 and 3, Environment Policy 1, and Housing Policies 12 and 14 of the Strategic Plan (2016). Plans/Drawings/Information; This approval relates to the following drawings and documents; - 208/911 - 208/912 208/914 208/960 - 208/962 - 208/963 - 208/965 - 208/966 - 208/968 - 208/969 - 208/971 - 208/972 - 208/974 - 208/975 - 208/977 - 208/978 208/980 208/982 208/984 Planning Letter All received 04.10.22. _______________________________________________________________ ## Interested Person Status Additional Persons None. _____________________________________________________________________________ ## Officer’s Report 1.0 THE SITE - 1.1 The site comprises the property and associated curtilage of Braaid Farm, which sits in an elevated and highly isolated position to the north of Crosby and north of the Top Road and Eyreton Cottages adjacent to Bluebell Lane. Two public footpaths run near to the site, one immediately to the west running along the access from Eyreton Cottages and the other forming part of the Millennium Way running across the field to the south of the house. The land holding also includes land to the north, east and south of the site. 1.2 The existing building group accommodates the main house and garage which were approved to be rebuilt in the mid-2000s (05/92180/B) along with landscaped gardens. Further alterations and extensions were approved in 2008 and 2009 which saw the linking of the garage to the main house providing further living space on the east wing. - 1.3 The dwelling is notably prominent and can be seen from a wide area to the south and east, from along public footpaths and highways and also from the Mountain Road. - 1.4 Access into the site is currently via a private driveway running west of the house, this driveway terminates towards the rear of the dwelling where the existing garages and courtyard sit. - 1.5 Standing 8m to eaves and 13m to central ridge the existing dwelling forms a much grander version of the rarer Manx 5 bay dwelling, it comprises a double room depth with two large integrated stacks on each gable end (4 in total). The main dwelling has a symmetrical form throughout the principle elevation and a typical pitched roof, whilst utilising typical render and slate materials mimicking the traditional form with two small dormers on the front roof slope. As existing there is a smaller single storey linked extension on the east gable which runs to the rear and connects with the rear garaging. This is 3.5m to eaves and 6m to ridge and was approved under PA 08/01170/B. - 1.6 The area surrounding the site is generally very open and undeveloped. There is an ASSI to the north of the application site (Eary Vane) which is outside of land owned by the applicant. Agricultural buildings have recently been approved just west of the dwelling under PA's 13/91183/B and 20/00301/B. 2.0 THE PROPOSAL - 2.1 Planning permission is sought for the erection of a replacement dwelling, the design, scale and form of which would be identical to the existing dwelling and as subsequently granted to be extended and remodelled most recently in 2021 (PA 20/00861/B). The agent acting for the applicant has provided the following information as to the pretext behind the current proposals: "This application for a replacement dwelling is subsequent to a Planning Approval granted on 15th December 2021, under Planning Application reference 20/00861/B; that Application proposed demolition of the 'wing' to the main dwelling, substantial remodelling of the existing three storey element of the house, and newbuild extensions, to provide a new dwelling with a total area of 2,046m2 . This Application proposes an identical house with the only variation being that the remaining element of the existing house is to be demolished too, so that the entire dwelling can be newbuild. This proposal has arisen during the course of developing the set of Construction Information for the proposed dwelling; that has been developed by the Design Team, which includes the Main Contractor, Structural Engineer, and Mechanical and Electrical subcontractors, to deliver the house for which Planning Approval was granted. During that process, it became evident that a very small percentage of the existing building fabric is being retained, but that the retention of the same creates a potential risk to the design and construction of the detailing required to achieve the highest standards of thermal insulation and exceptionally low levels of air permeability; this risk particularly arises around the existing openings, all of which need to be adjusted to suit the new design. Therefore, the overall benefit of retaining that relatively small proportion of existing fabric was examined. The three-storey element of the existing house is to be completely stripped back to the concrete floors and walls; the demolitions subcontractor was therefore asked to assess how much of that fabric could be re-used on site, if the remaining elements were demolished. As the concrete can all be crushed and graded on site, and the reinforcement bars can be recycled, their estimate is that in excess of 98% of the material that was to be retained can be re-used, with approximately 95% staying on site. This is, of course, of material benefit in not discarding the carbon already embedded in the house, and the substantial re-use of the recycled materials on site negates any carbon emissions that would have arisen from transporting the materials elsewhere. With the additional certainty that the newbuild construction could be built with robust detailing, consequently giving much greater certainty to achieving exceptionally high levels of thermal insulation and low levels of air permeability, it was concluded that there would be an overall benefit to the demolition of the three storey element of the existing house - if the target standards can be achieved, or hopefully exceeded, then it will be much more viable to exclusively use renewable energy sources in the future subject, of course, to obtaining the necessary statutory approvals." 3.0 PLANNING HISTORY - 3.1 The site benefits from an extensive planning history, much of which relate to extensions and alterations to the previous property on site and the present dwelling, together with agricultural related development. Notable applications pertinent to the present application include the demolition of the previous dwelling, garage and barns and construction of a replacement dwelling, approved in 2006 (PA 05/92180/B). A subsequent application to amend this permission by way of increasing the floor area of the dwelling was refused and subsequently dismissed at appeal in 2007 (PA 07/00176/B). - 3.2 Subsequent permissions were granted to alter and extend the replacement dwelling, the latest and most notable of which comprised the erection of substantial extensions and the remodelling of the existing dwelling, approved in 2021 (PA 20/00861/B). ## - 4.0 PLANNING POLICY 4.1 The application site falls in the open countryside and is not zoned for development in the Area Plan for the East. The site is not within a Conservation Area or an area at risk of flooding. - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy - 1 Efficient use of land and resources - 2 Priority for new development to identified towns and villages - 3 To respect the character of our towns and villages 5 Design and visual impact - 11 Housing needs Spatial Policy 5 Development only in countryside in accordance with General Policy 3 General Policy 2 General Development Considerations 3 Exceptions to development in the countryside Environment Policy - 1 Protection of the countryside - 2 Protection of Areas of High Landscape Value Housing Policy 4 Exceptions to allowing new housing in the countryside - 12 Replacement dwellings in the countryside 14 Siting, size and design of replacement dwellings in the countryside Transport Policy - 4 Highways safety 7 Parking provision Infrastructure Policy - 5 Water conservation and management Community Policy 7 Designing out criminal and anti-social behaviour 11 Prevention for the outbreak and spread of fire 4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS 5.1 Marown Parish Commissioners - no objection. (17.11.22) 5.2 Highways Services - consider the proposals to have no significant negative impact upon highway safety, network functionality and /or parking (21.10.22) - 5.3 Highways Drainage - Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. There are no details of surface water at the main entrance on the top road. (06.12.22) ## - 6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are as follows: - - Principle of development (SP5, GD3, HP12) - - Design and visual impact (SP5, GP2, EP1, 2, HP14) - - Highway safety and parking (TP4, 7) - - Other matters (RDG, CP7, 11 and IP5) ## - 6.2 PRINCIPLE - 6.2.1 The site falls within the open countryside and an area not zoned for development within the Area Plan for the East. There is a general presumption again development in the countryside with development to be focussed towards defined settlements in accordance with Spatial Policy 5. Development will only be permitted in the countryside in accordance with the exceptions outlined in General Policy 3, one of which includes 'the replacement of existing rural dwellings'. Likewise, Housing Policy 12 states that the replacement of an existing dwelling in the countryside will generally permitted, unless the existing building has lost its residential use by abandonment, or the existing dwelling is of architectural or historic interest and is capable of renovation. - 6.2.2 In this instance, the existing dwelling is still in current use, and is understood to have been initially completed in 2009 whilst having been subsequently extended. The dwelling is not considered to be of sufficient architectural or historic interest to warrant retention, and in any case the replacement dwelling would be of an identical design and form to the existing dwelling plus consented extant extensions. The principle of development is therefore considered to be acceptable. - 6.3 DESIGN AND VISUAL IMPACT - 6.3.1 Housing Policy 14 states that where a replacement dwelling in the countryside is permitted, it must not be substantially different to the existing in terms of siting and size, unless this would result in an overall environmental improvement; the new building should therefore generally be sited on the footprint of the existing, and should comprise a floor area not exceed the existing by more than 50%. Furthermore, there is a general preference in this policy for replacement dwellings to be designed in accordance with the principle of Planning Circular 3/91 (i.e. traditional Manx rural dwelling), however exceptionally permission may be granted for buildings of innovative, modern design where this would be of a high quality and not result in an adverse visual impact. - 6.3.2 In this instance, the existing dwelling comprises a total floor area of 1456sqm, with the replacement dwelling as proposed comprising 1958sqm. The proposals would clearly result in an uplift in floor area of less than 50% of the existing dwelling, and therefore not conflict with this particular element Housing Policy 14. - 6.3.3 The existing dwelling effectively comprises a modern, grander version of a traditional 5bay Manx farmhouse which has been notably extended, with an extant planning permission already in existence to further extend the property by way of creating a completely enclosed courtyard. The replacement dwelling, whilst significant, would replace an already sizeable and grand dwelling set within an extensive curtilage in an isolated rural location, with the proposed uplift in footprint and built form associated with the replacement dwelling having already been granted planning permission in the form of extensions to the current property. Whilst substantial in size, the resultant dwelling would remain in keeping with the design and form the existing dwelling, and indeed represents a grand interpretation of traditional rural Manx architecture. - 6.3.4 The proposals are therefore considered to be acceptable from a design perspective, which would not result in any greater material visual impact upon the surrounding landscape than would have been achieved by the extant permission to extend the current dwelling. Indeed, the replacement dwelling would appear identical to the resultant dwelling as approved, with almost the entirety of existing external materials to remain on site and used as part of the replacement dwelling's construction. - 6.3.5 The proposals are therefore considered to be acceptable from a design and visual impact perspective, in accordance with General Policy 2 (b) & (c), Environment Policy 1, and Housing Policy 14 of the Strategic Plan 2016. - 6.6 HIGHWAYS SAFETY AND PARKING - 6.6.1 No objections have been raised by Highways Services over the proposals, with no changes proposed to the existing site access or resultant parking provision for the property relative to the extant approval. ## 6.7 OTHER MATTERS - 6.7.1 No concerns are raised in relation to the design and layout from the perspective of criminal activity or the spread of fire. Whilst the replacement dwelling is larger than the existing, the uplift in floor area is not expected to result in a material increase in water usage associated with the dwelling, with likely occupancy of the dwelling to be comparable to the existing. With respect to drainage, it has been indicated that surface water run-off would be managed via new soakaways, with foul sewerage to be managed via an existing biodisc treatment plant. Comments from Highways Drainage with respect to surface water run-off onto Top Road are noted, however the current driveway is already in situ and would remain unaltered as a result of the proposals. ## - 7.0 CONCLUSION 7.1 The proposed development is considered to be acceptable in principle by providing a replacement dwelling of a high standard of design and notably identical to the resultant - dwelling as previously approved by way of extensions to the current property. The proposals are therefore deemed compliant with General Policies 2 and 3, Environment Policy 1, and Housing Policies 12 and 14 of the Strategic Plan (2016), and recommended for approval. - 8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: - (a) the applicant (including an agent acting on their behalf); - (b) any Government Department that has made written representations that the Department considers material; - (c) the Highways Division of the Department of Infrastructure; - (d) Manx National Heritage where it has made written representations that the Department considers material; - (e) Manx Utilities where it has made written representations that the Department considers material; - (f) the local authority in whose district the land the subject of the application is situated; and - (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and - o whether there are other persons to those listed above who should be given Interested Person Status I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status. Decision Made : Permitted Date: 24.04.2023 Determining officer Signed : A MORGAN Abigail Morgan Principal Planner Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *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/9628-crosby-braaid-farm-replacement-demolition/documents/961307*