Policy Considerations G2 – Must be applied in all cases as it relates to general development considerations. G3 – Requires a high standard of design that respects, conserves and contributes positively to the diversity and distinctiveness of the landscape and built context. G15 - Normally only permits the replacement of buildings where the proposed development would enhance the appearance of the site / surroundings, replace a building that is not appropriate to repair / refurbish, not have a negative impact on neighbouring uses or environment and where it would remove a building that is unsympathetic to the area. C5 - Presumes against all forms of new development within the Green Zone. Certain exceptions may be permitted where the scale, location and design would not detract from, or unreasonably harm, the visually sensitive character & scenic quality. There are no policies of the Island Plan which would specifically preclude what is, effectively, the demolition and rebuild of a property to be used for what is approved. Land Use Implications No implications as the site already has approval for separate residential accommodation. Size, Scale & Siting The proposed new building would occupy the same footprint and be of the same massing as the structure it is intended to replace. Accordingly, there are no objections from a planning standpoint to the proposed size, scale or siting of the 2 new dwellings. Design & Use of Materials The new build would be of a very similar design to the existing building, but would also now use the roofspace in order to achieve more appropriate space standards within. Simple dormers are proposed and in their design statement, the agent states that these will “…emulate those on the front and rear elevations of the main building, repeating and enhancing the accepted building character”. The design statement highlights that the existing staff house is in a poor condition and suffers from excessive damp problems. The agent advises that the building is beyond economically viable repair and further evidence to this effect will be presented at the meeting. Materials would be slate roofs, lead dormers, smooth render walls etc to match those of the main development. Impact on Neighbours Little or no impact is envisaged and no neighbour representations have been received. Access, Car parking and Highway Considerations These details were all approved under the previous application (P/2007/0647) and no further revisions are proposed. Foul Sewage Disposal No further revisions are proposed in respect of drainage. Landscaping issues A landscaping plan was approved under the previous application and that permission still requires the landscaping scheme to be implemented. |