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| APPLICATION DOCUMENT SCHEDULE: | Date: | Ref No: |
|---|---|---|
| Planning Application Form | 10-12-15 | |
| Certificate of Land Ownership Form | 10-12-15 | |
| Planning Application Checklist | 10-12-15 | |
| Plan as Existing | Sept 15 | 1 |
| Prelim Plan as Proposed (to extend) | Sep 15 | 2 (PRELIM) |
| Plan & Elevations as Proposed | Dec 15 | 2A |
| Site Section as Proposed | Oct 15 | 3A |
| Location Plan | Dec 15 | 4 |
| Block Plan | Dec 15 | 5 |
| Google Earth Image | Dec 15 | 6 |
| Topographical Survey | Sept 15 | 15TS018-01 |
| Photographic record as existing | Dec15 | 7 |
| Planning Support Statement | 10-12015 | 8 |
Proposal: PROPOSED CONSTRUCTION OF REPLACEMENT DWELLING WITH INTEGRAL GARAGING AT 'BALLAGLEA HOUSE', CORLEA ROAD, MALEW, IM9 3BA Client: MR JON & MRS HEATHER McGOWAN
The site represents the curtilage of the existing dwelling and detached garage situated on the southern side of the Corlea Road/B39. The site is very long extending to approx 230m to the south of the highway. The road frontage of the site is approx 52m. The site area extends to approx 3 acres. The site slopes down away from the Corlea Road at approx 1:11 gradient. The extent of the site is generally laid to lawn with areas of mature shrub and tree planting which assist in screening the buildings. The long distance views of the property can only generally be seen from the Corlea Road at distance of approx 140m.
The existing dwelling is two storey with a ground floor footprint area of approx 178m2. The detached garage measures approx 75m2. The nearest point of the existing structure to the Corlea Road is approx 115m. The topography of the site is such that the existing dwelling ground floor level is approx 13.25m below the Corlea Road level and the ridge level is approx 6.5m below. The existing dwelling has been altered previously and now appears as a modern dwelling, with many very inappropriate features and of poor form. In brief those features include very shallow roof pitch of 17deg, concrete interlocking roof tiles, excessively deep eaves and barge overhangs, inappropriate fenestration, disproportionate windows,
annexe extensions that appear incongruous. The fabric of the existing building is poor in terms of thermal efficiency and benefits from no underfloor or wall insulation and minimal roof insulation, additionally the windows do not achieve current thermal efficiency standards.
Our initial primary design consideration was to make the fabric of the building/s structurally stable and weathertight whilst also improving the aesthetic external appearance so that it was more appropriate in architectural terms for its setting. With this in mind we designed a scheme that proposed the re-roofing of the buildings with a steeper more appropriate roof pitch to suit the natural roof slate proposed and the exposaed environment in which the property is sited. Additionally the incongruous annexe extensions that exist were to be removed and extensions added to the front and rear. Those extensions would be no more visually impacting than that previously approved under PA 11/00043/B. Also the provision of the steeper roof structure over the garage enabled the creation of additional accommodation over the garage. Additionally the general fenestration/window arrangement was significantly altered to create elevations that were generally more in accord with Policies 2-7 of the present Planning Circular 3/91. These proposals were drawn up and discussed with Miss Sarah Corlett on 5-11-15. Whilst the proposals received positive feedback we also discussed the alternative proposal to demolish the existing structures and to rebuild. This option presented the opportunity to construct a dwelling of superior thermal efficiency incorporating alternative sustainable energy sources. Following an appraisal we determined to progress with the 'demolish and rebuild' option which we present with this supporting statement. Other than some minor internal and external changes the application presented is identical in form, massing and general appearance that the initial concept scheme that is also attached (see drawing no 2 PRELIM) with this application for your information.
The site lies within an area which is not designated for development on the Town and Country Planning (Development Plan) Order 1982 and on the Southern Area Plan the site lies within an area of Incised Inland Slopes. The use of local vernacular building details and materials are encouraged as well as the retention of the existing hedgerows, sod banks and other boundary features which will be retained and protected as necessary.
The following planning applications have been submitted for the site; PA 85/0089 - alterations and extension to form additional living accommodation - permitted PA 85/1159 - extension to form kitchen, office and kennels - permitted PA 93/0150 - provision of porch and stable - permitted PA 10/1400 - alterations and extensions - refused PA 11/00043 - alterations and extension - approved I note that the no approvals have been implemented or constructed since the 93/0150 application to provide a porch. The outline of the extension approved under PA 11/00043 whilst not implemented has been indicated by a dashed line on our drawing no 1 for reference.
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Proposed now is the construction of a replacement dwelling with integral garaging. The main core of the proposed dwelling being sited on the exact footprint of the existing dwelling. Additional accommodation is provided to the front and rear of the property. Also the new garage is sited on the exact footprint of the existing garage. The ridge height of the proposed replacement dwelling will be higher than the existing due to the provision of a traditionally steeper pitched slate roof structure. The additional mass of the structure (above that of the existing) is provided predominantly to the front and rear. The rear elements being substantially single storey.
The external finishes of the dwelling will be traditional and appropriate to comply with current policies. Natural Manx stonework, rendered wall, slate roof will be prevalent and the proposed dwelling will be designed generally in accord with policies 2-7 of Planning Circular $3 / 91$.
The proposed dwelling will incorporate high levels of insulation and also incorporate alternative and sustainable/renewable energy technology. Additionally the provision of large areas of glazing to the south elevation will provide significant solar gain to aid reduction in energy consumption.
COMPARITIVE FLOOR AREAS: (measured externally in accord with Appendix 1) Existing (excluding garage) - $\quad 328.4 \mathrm{~m} 2$ Proposed (excluding garage) - $\quad 556.5 \mathrm{~m} 2$ Therefore the proposals represent a $69 \%$ increase in floor area.
Whilst this application proposes a 'Replacement Dwelling' our initial design brief was to 'Extend the Existing Dwelling'. We therefore consider that the following policies are relevant to this application.
8.11.1 There are in our countryside many existing dwellings, some of which contribute positively to its appearance and character, and some of which do not. A number of dwellings have been abandoned for many years; their physical remains being a reflection of agricultural and social change across the Island. They form features in the rural landscape which are often not unacceptable in their present state. It is appropriate to encourage change which would result in overall environment improvement, and to discourage change which would not. Where the building(s) concerned are of architectural merit or of local, historical or social interest demolition and replacement will be discouraged. Housing Policy 12: The replacement of an existing dwelling in the countryside will generally be permitted unless: (a) the existing building has lost its residential use by abandonment; or 68 (b) the existing dwelling is of architectural or historic interest and is capable of renovation. In assessing whether a property has lost its habitable status ${ }^{(1)}$ by abandonment, regard will be had to the following criteria: (i) the structural condition of the building;
(ii) the period of non-residential use ${ }^{(2)}$ or non-use in excess of ten years; (iii) evidence of intervening use; and (iv) evidence of intention, or otherwise, to abandon. 8.11.2 It is important that replacement dwellings should relate closely to the buildings they replace in terms of siting and size, that the resulting visual impact is appropriate for the countryside, and that existing stone and slate are re-used. 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. 8.11.3 It is unlikely that permission will be given for permanent replacement of dwellings which were never intended to have a permanent residential use, such as chalets and other structures built of materials for only temporary or seasonal use. 8.12 Extensions to Residential Property 8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. 8.12.2 Extensions to properties in the countryside
As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this. Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than $50 \%$ of the existing building in terms of floor space (measured externally). Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.
6.3 Development outside of areas zoned for development
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.
It is our contention that our application complies with the intent of these policies in all respects.
reinforce the planting along the boundaries will be implemented to reduce any visual impact
In conclusion we suggest that although the proposals will result in a larger dwelling, the proposals will replace a dwelling that is poor in form with one of more traditional character, and by its design would be less visually impacting, therefore in compliance with Housing Policy 14 . The proposals will considerably enhance the area generally in that it will remove a rather unattractive and wholly inappropriate looking dwelling, The proposed dwelling will be the same width of the existing dwelling. The proposals will not affect adversely the public views of the coast and wider landscape beyond. The development will not affect adversely, but enhance the character of the surrounding landscape. The proposals respect the site and surroundings in terms of siting, layout, scale, form, design and landscaping of buildings and the spaces around them. The incorporation of energy efficient materials and sustainable and renewable energy technology will significantly reduce energy consumption.
Finally we note that this application has been prepared following 'pre-application' consultation with Mr Anthony Holmes, Dol, Planning Officer. We also note that the applicant has consulted directly with their adjacent neighbours whom all have expressed their support to the proposals.
Wayne E LEWTHWAITE Director job no:WL/15/1355 ref no: 8 date: $10-12-15$
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