APL Planning Statement

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Planning Statement The Barn, Bollyn, Ballaugh, IM7 5AY Proposal for renovation and conversion of a redundant residential cottage and outbuilding to include alterations to window/door openings and also erection of wall for privacy and new access:

• 1.0 The first part of this proposal is for a full renovation and conversion of the previously occupied residential cottage which has become redundant and currently in a state of disrepair. The proposed renovation work is to include alterations to the position and size of existing windows and doors, to remove and block up doors/windows where indicated on plan and to create new window/door openings which will work best with the proposed layout, to include double doors from the bedrooms and double doors from the open plan kitchen/lounge/dining area, leading to the rear garden. It is also proposed to install five roof lights to the roof slope at the rear, for additional natural light.
• 2.0 Overall, the proposed works would not be contrary to Housing Policy 11 (as outlined below) of the Isle of Man Strategic Plan and would look to improve the appearance of something that if left, would only remain derelict.

Housing Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but

only where:

• (a) Redundancy for the original use can be established;
• (b) The building is substantially intact and structurally capable of renovation;
• (c) The building is of architectural, historic or social interest;
• (d) The building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building;
• (e) Residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and
• (f) The building is or can be provided with satisfactory services without unreasonable public expenditure.

Such conversion must:

• (a) Where practicable and desirable, re-establish the original appearance of the building; and
• (b) Use the same materials as those in the existing building.

• 3.0 The existing property is largely of manx stone (as shown in image 1 below) and the proposed renovation works do not require any re-building of the existing structure, and only to improve the look of the property with additional manx stone where there is none and installing a new artificial slate roof to replace the existing corrugated metal roof, therefore complying with paragraph (b) and (c) of Housing Policy 11.

Image 1: Rear of Proposed Dwelling

• 4.0 The footprint is 97sqm, capable of allowing for an acceptable standard of internal living space, as a two-bedroom family home, as demonstrated on the proposed floor plan, therefore complying with paragraph (d) of Housing Policy 11.
• 5.0 Residential use of this property would be compatible with the established use of adjacent buildings, being close to a number of residential properties, the closest being just opposite and with a number of residential dwellings in The Cronk village, therefore complying with paragraph (e) of Housing Policy 11.
• 6.0 The proposed dwelling would make use of the existing services in the area. The foul drainage is to connect to a new septic tank to the corner of the site and rainwater will flow as existing, to the nearby river.
• 7.0 The window and door frames, including the rooflights are proposed to be dark grey aluminium frame with double glazed units.
• 8.0 The second part of the proposal is to renovate and make use of the outbuilding with its current use as an outbuilding to remain, as a garage and storage area, ancillary to the main dwelling. This renovation is to include replacing the existing dilapidated, corrugated, metal roof (as shown in image 2 below), with artificial slate and a slightly higher ridge line of approximately 200mm, to be no more than the ridge line of the proposed dwelling. The single door to the rear is to be replaced with a garage door and the front façade is to be improved with timber panels continued across, as currently shown to the left side only.

Image 2: Rear of Outbuilding

• 9.0 It is further proposed to construct a 2m high wall between the two buildings, set back from the edge of the road by approximately 2.7m, to make the rear garden more private. This would replace the existing access and instead create a new access to the left of the outbuilding. There was previously a wall constructed in this area allowing for privacy, although set further back, in line with the rear of the outbuilding, however this consisted of a pitched roof to form a car port. Due to the orientation of the property in relation to the road, the proposed wall will barely be visible when approaching from the north side of the road. As this wall is to be set back from the property, this will fall under permitted development.
• 10.0 The third and final part of the proposal is to improve the access. With the existing access, the visibility splay towards the north direction of the road only allows for approximately 5.0m, however with the new access this will improve visibility to the north direction (allowing for a visibility splay of approximately 23.3m), whilst the visibility towards the south will be fairly similar, if not slightly improved. The new access will form a driveway leading to the new garage door at the rear of the outbuilding, with a retaining wall surround.