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23 Market Street, Douglas, Isle of Man, IM1 2PA. tel:676199, mob 494509, mail:[email protected] ARCHITECTURAL DESIGN \& CONSULTANCY 4th April 2019. Department of Environment, Food and Agriculture. Planning and Building Control. Murray House, Mount Havelock, Douglas. Isle of Man. Dear Sirs,
RE : Proposed renovation and extension to existing "Tholtan" to form dwelling at "Kate's Cottage", field 414094, Ballnahowe Road, Rushen. Isle of Man.
Please find enclosed 4 copies of our planning application, prepared in connection with the above, which includes:
Planning application form Owner confirmation form. Plan as existing and proposed - Drawing 1 (dated Feb 2019) Block plan - drawing 2 (dated Feb 2019) Location plan - drawing 3 (dated Feb 2019) Photographs ( A4 sheets) Structural Report (Prepared by Messrs Curtins - Structural Engineers) Brief planning statement (Including extract of HP13 from the IOM Strategic Plan)
The application seeks approval to renovate, alter and extend an existing "Manx Tholtan" to form a new dwelling. The extent of the proposed residential curtilage is of modest proportions to accommodate space for off road parking behind the building line, amenity garden space and a new "Klargester" biodisc drainage treatment tank. New boundary separation, between the adjacent field, and dwelling would be formed in a sod hedge with planting over to match other boundary features in the area. The grass verge in front of the property fronting the highway, would be retained and all resident / visitor vehicle parking would be located at the rear of the building, which would be screened to a large extent from the highway.
1) The proposal complies with housing policy 13 of the IOM Strategic Plan. 2) There are 4 existing external stone walls up to eaves level and Messrs "Curtins" structural engineers have carried out a structural survey of the building. A structural report is included with the planning submission, which confirms that the existing structure is capable of being renovated / retained. Subject to a small cracked section of wall being rebuilt from cill level upwards. continued.
3) An adequate electricity and water supply can be made available to the site. The adjacent overhead electric cables will be relocated and laid underground. 4) External finishes are in accordance with planning circular 3/91 (Slate roof. Walls finished in smooth cement render and pointed stonework, vertically proportioned windows and substantial stacks) 5) The extension at the rear of the property complies with housing policy 15 in terms of size and appearance. Gross floor area of the extension is less than of the existing Tholtan gross floor area. The annexe extension also appears subordinate to the main dwelling and is stepped down with a lower ridge level. 6) There is an existing field access gate / track adjacent to the "Tholtan", which can be used to provide vehicle / pedestrian access from the highway, for the development. 7) The gate access already meets the appropriate sight line standards necessary and required by the highway authority. There would be no need to alter any features or existing hedge structures within the sight line zone, however an electricity pole adjacent to the building would be removed to improve the current situation. 8) The applicants own all the land surrounding the proposal site. Both across the road and immediately adjacent to the "Tholtan".
Areas. The existing Tholtan gross floor area metres Proposed extension gross floor area metres (Extension floor area equates to less than of the existing Tholtan gross floor area) TOTAL GROSS FLOOR AREA OF DWELLING metres. The extent of the overall residential curtilage, which includes the dwelling, is on average approximately 29 metres deep by 20 metres wide.
The proposals have been carefully designed to respect the rural location and character of the area in terms of scale, form and finishes. The dwelling itself is of modest proportions with low ceiling heights and sloping ceilings at first floor level. The adjacent roadside hedge rows / boundary walls and grass verge in front of the property, would remain unaltered. The use of appropriate finishes and use of an existing vehicular access onto the highway will reduce visual impact and help preserve the rural character of this part of the countryside.
We trust the enclosed is in order and would be pleased if you would place the application before the Planning Committee in due course for their necessary consideration and favourable approval.
Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character. 8.10.3 Permission will be given in certain circumstances for the re-establishment of residential use where there is an abandoned dwelling, since such dwellings can sometimes have a negative impact, usually arising from the sense of dereliction and dilapidation. See Housing Policy 13 below.
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.
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 (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 by abandonment, regard will be had to the following criteria: (i) the structural condition of the building; (ii) the period of non-residential use or non-use in excess of ten years; (iii) evidence of intervening use; and (iv) evidence of intention, or otherwise, to abandon.
Policy 13: In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost. Where: a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and b) there is an existing, usable track from the highway; and where c) a supply of fresh potable water and of electricity can be made available from existing services within the highway.
[^0] [^0]: Habitable Status is defined in Appendix 1 Non residential use is defined in Appendix 1
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