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architectural services KIONDROGHAD HOUSE KIONDROGHAD ROAD ANDREAS ISLE OF MAN IM7 3EL
tel: 01624 676202 mob: 07624 306479
412/1/JRG
our ref
18th February 2019
The Secretary The Planning Committee Department of Environment Food and Agriculture Planning and Building Control Directorate Murray House Mount Havelock Douglas IM1 2SF
19/00182
Dear Madam,
Please find enclosed four copies of a completed Planning Application form together with the drawings referred to therein in connection with the above, a Land Ownership certificate and a cheque in the sum of £285-00.
Our client has had previous correspondence with your department regarding a replacement dwelling at her farm dating back to January 2015 (Mr Chris Balmer) July 2017 and January 2018 (Miss Sarah Corlett) and more recently with ourselves July 2018 (Mr Owen Gore).
As a replacement dwelling at this address would appear to comply with your current Planning Policies it was decided to apply for detailed planning permission and we submit below a summary of our client's previous comments and our own observations:
The Guilcagh farm has been in the Crellin family for generations, Mrs J Crellin and her late husband took over the farm in 1984.
It is believed the cottage to be replaced, named West Guilcaugh Cottage and Guilcaugh Cottage on the Ordnance Survey map, was built sometime between the two world wars. It is now one dwelling as shown on our drawing numbered 412/1/3, had previously been two and our clients found evidence that it had originally been three households. The property has always been occupied and still is.
The cottage is built of solid brickwork, rendered externally, with a slate roof. It suffers from dampness, is cold and condensation and mould is a continuing problem. A number of photographs of the cottage are included with the application. In 2013 dry rot was discovered and on removing plaster from the walls was found to be so extensive from floor to ceiling and into the timber joists that the cost of treatment proved to be prohibitively expensive. The walls were covered up and only essential repair works carried out since.
In addition to the poor general condition of the property it is sited close to the farm lane which in the summer months is very dusty, and very wet in the winter months, and does not afford very much space for parking of vehicles which in turn leaves that section of the lane potholed and rough caused by manoeuvring of vehicles in such a tight space.
At the bottom of the garden is a vermin infested dub, dark and stagnant with no wildlife in it.
Proposals
From advice previously given by your officers Housing Policy 12, Housing Policy 14 and Planning Circular 3/91 are pertinent to this application.
Housing Policy 12 "The replacement of an existing dwelling in the countryside will generally be permitted subject to various conditions".
Copies of our drawing showing the existing dwelling together with photographs of the property are included in this application. The dwelling is and always has been occupied therefore it has not lost its residential use or been abandoned. We would suggest the dwelling has no architectural or historic interest. The criteria under this Housing Policy would appear to be satisfied, to allow a replacement dwelling to be built.
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 and 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 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.
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".
Regarding the size and design of the proposed dwelling the floor area, measured externally, is less than the 50% increase allowed (the floor areas of the existing property and the proposed are noted on the submitted plans). The design of the new dwelling follows the guidelines of Planning Circular 3/91, is traditional with correctly proportioned sliding sash windows to the
three main elevations, albeit with large amounts of glazing on the south facing elevation to take advantage of the sun and views to the mountains. We would suggest the design of the new dwelling is a marked improvement over that which exists and by virtue of compliance with current Building Regulations will offer a huge environmental improvement as regards its carbon footprint. The fabric will be finished to match the materials of the existing building.
The design of the garage follows the design principles of the house and has purposely been kept separate to the house.
Regarding the proposed siting of the new dwelling consideration has been given to three positions namely the present site, part of field number 124206 to the east of the cottage and part of field 121556 to the west of the cottage.
The present site would not accommodate the larger dwelling and a garage, bounded on one side by a deep ditch, is too close to the farm lane and is close to the vermin infested dub. In any case the existing dwelling is to remain until the new house is completed. On that note we would suggest a time limit for demolition of the existing as no longer than nine months after occupation of the new dwelling.
The field to the west of the cottage is very wet in the winter months with water lying on the surface during periods of heavy rainfall and for that reason is not suitable for a dwelling house.
Hence the siting of the new dwelling where shown, to the east of the cottage is deemed to be the most suitable, further away from the nasty dub but which we are suggesting be screened from from the main road with tree planting. The size of the plot has been determined by the boundary of the other more pleasant dub east of the dwelling but leaving access into the field for farm machinery to the west and avoiding leaving a small irregular parcel of field which is of no use from a farming point of view.
We understand that following demolition of the existing cottage access will be afforded to the vermin infested dub which our client intends to clear out and open up to promote wildlife in that area, a further improvement on the environment.
We trust the above will prove helpful when the application is considered. Yours faithfully,
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