Amended Design Justification

Ballakissack Amended Plan

Siting Circular 3/91 identifies that siting of buildings may be in small grops or single. "where single, they are often prominently placed in the landscape". The siting proposed is not particularly prominent but even if was considered so it has been designed to fit into the existing field boundary and existing treed back drop and its extension thus complying with the Circular.

Circular 3/91 for single storey buildings states "the width should be similar to the two storey basic double cube while the length can be much more variable." The proposal can therefore be considered in two ways:

The depth of the higher section is 7.1; its width is 14.2m ie double its depth or 1:2 as per the guidance or

The basic depth shown throughout the length is 6.4m, the depth increases to 7.1m; the length is 19.7m; thus the design is based on a proportion of 1:3 as per the variable length of a single storey form as per the Circular.

To either of these has been added a porch at the front and the extension at the rear. All the guidance in Circular 3/91 with regard to rear extensions relates to double storey forms of dwellings; there is none relating to one or one and a half storey dwelling.

Circular 3/91 concentrates on identifying a few features of traditional mainly 2 storey dwellings; it does not relate these to modern day building standards for new dwellings or designs ie ceiling heights are greater, large chimney stacks are not required, rooms cannot feed directly into another without also having separate provision of corridors, window design have to allow for a minimum proportion of light and ventilation both according to room size. All of these impact on the exact dimensions that can be attained. The Circular gives no specific guidance on window design for dwellings which are single storey to the eaves as per the proposal.

In effect the proposed design is for a single storey dwelling incorporating features of an extension from the outset. The design has been amended to incorporate more chimney stacks and windows which reflect the longer length compared to depth

Housing Policy 14 states "--- the present Circular 3/91, (which will be revised and issued as a Planning Policy Statement)---". This Circular has not been revised – not even consulted on as a draft so far as the public are concerned; this, 9 years after the Strategic Plan became statutory. The Strategic Plan 2016 has not altered this situation. It is therefore unrealistic to continue to apply the circular "to the letter". Overall the proposal is for a simple plan similar to those approved at Glashen Farm (PA's 14/00030/B and 14/00031/B).

Amended PFC 16/00664