Replacement Dwelling Planning Statement

Castleward Farm, Ballaoates Road, Castleward, 19/01383 Braddan, IM4 5EJ Ph. (07624) 436939

The Secretary, Planning and Building Control Directorate, Murray House, Mount Havelock, Douglas, IM1 2SF.

Date: 8th December 2019

REF: proposed replacement dwelling, Hillside Cottage, Castleward, Ballaoates Corner, Braddan, Isle of Man, IM4 5EJ. (amended application)

Statement: Since the submission and refusal of the previous application 19/00360/B, I was very pleased to meet the planning officer Mr Chris Balmer on site and discuss his concerns. This Amended application now addresses all of his concerns, and I hope that the new application can proceed speedily.

Background: Hillside Cottage is part of the 170 acre farm of Castleward, Ballaoates Road, Braddan Two previous applications have been submitted for this replacement dwelling, PA07/01233/B and PA07/02178/B, both refused at appeal. At that time I wished to remain living at Castleward Farm, and my tenant Mr Skinner, who also lived in the farmhouse was to relocate to Hillside Cottage. Unfortunately, both submitted applications were for dwellings that were too large. Mr Skinner has

since moved to other accommodation, and I am presently living at Castleward Farmhouse.

Both applications, although refused made note "The decision is without prejudice to the submission of a further application which seeks approval for a replacement dwelling, which should follow discussions with the planning officer".

New application: 2019 (amended)

I am now getting on in age, and running the farm is getting a bit more difficult, and my Daughter Jessica and her fiancé Jack Moore have decided to take up the reins and run the farm, living in the old farmhouse. I now wish to replace "Hillside Cottage" with a small ECO dwelling, the style commonly seen around the Manx county side. The reasoning for this is I am trying to be more energy efficient; the cost and loss of space by trying to retain the existing structure and abide by the new building control requirements would be pointless. A new "Val-U-Form plus" construction is well above today's building control requirements, and would result in a very energy efficient home. The positioning of the new dwelling will be overlapping the original cottage, set slightly back to provide space between the wall and the new porch.

The new dwelling would be a timber framed kit from "Scotframe", and is based on a traditional rural dwelling. The roof will be of traditional slate at a medium pitch of 30%, a chimney both ends. The finish will be smooth render painted cream. The windows will be hardwood cottage style and double glazed. The replacement dwelling of a floor plan will give 81 sq.m. The existing cottage has a floor area of 34.44 sq.m. The "guide to public sector housing standards" contains size standards with which developments of Affordable Housing are to comply as follows: 2 bed - 72 sq.m; 3 bed - 83 sq.m; 3 bed - 5 persons 90 sq.m.

In accordance with Circular 3/91 guide to the design of residential housing in the country side, the proportion and form: The design is based on approx a double square, a roof pitch of 30%, and is single storey with chimneys at both gables.

Visual impact: As a single storey dwelling, the visual impact will be very small. With a planting scheme, and a vehicular entrance giving good visibility, it is hoped that the replacement dwelling will be well screened from Ballaoates Road, with hawthorn/rowan hedging. A set of levels are indicated to show the new finished floor level, and very little disturbance will be made to the natural ground levels. The new boundary fences have been repositioned to reduce the impact, one following the driveway the other angled off to the old wall.

Drainage: A percolation test was carried out in February 2019, and the ground was found to be acceptable for a new septic tank, which will be a "Marsh" Ensign 4-6 person with a 22m tail drain field. Rainwater drainage will be via soakeaways in the garden.

Where the pavement meets the new entrance, it is envisaged that a 2.4 m set back to the 75 m visibility splays will be achieved, and any bushes or walls that fall within the visibility lines will be moved back or set at no higher that 1 m . At present the pavement is 2.2 m where the new entrance is required. Once behind the back pavement line, and space of 6 m will be created to a gate so that a vehicle can pull in off the road and over the pavement.

Yours faithfully,

Alf Caine