Planning Statement
Address:
Planning Statement
Ballakilley Cottage, Bride, Isle of Man, IM7 4AT
- 1.0 The Application Site
- 1.1 The application site is located to the West side of the A10 highway running through Bride Village.
- 1.2 The building is a residential detached dwelling. It is a mix of original Manx Stone Cottage and later extension additions. All areas are finished with a smooth painted render to the walls and slate roofs barring the rear where one of the extension is finished with a flat roof. The garden extends around the South and West of the dwelling with a small patio/entrance area to the East off the A10 highway. It is bounded to the North by a lane that is used for access to the site in questions garage/ drive and 2 separate dwellings behind the site.
- 1.3 The site in question is noted as residential within the Bride Village Study document from 1982 and on the 1982 Development Plan.
- 1.4 The site overall is approximately 585m2. The house footprint on the ground level is 172m2.
- 2.0 Proposal
- 2.1 Full planning approval is sought for the demolition of the existing single storey lean to utility room to the rear of the dwelling and replacement with a new single storey utility.
- 2.2 The existing utility structure is in a poor state with signs of subsidence due to poor construction. Other parts of the dwelling are also suffering from subsidence issues but those foundations can be strengthened.
- 2.3 This replacement utility will be approximately 7.4m2 larger when measured externally than the existing 7.2m2 utility. This gives a total size externally of 14.6m2 approximately. This proposed size allows for the utility to be utilized in a far more functional way and incorporates a small pantry area. The applicants own various animals in surrounding land and frequently have produce that needs storing for self sustaining. This extension will allow for this to be done.
- 2.4 As per the existing utility, the proposal will not be visible from any public location and comfortably sits in the site/dwelling in a subservient way.
- 2.5 The extension will be finished with a smooth painted render to match the existing and Manx stone cladding. The stone cladding will respect and tie in with the surrounding Manx stone garden boundary walls. The roof will be finished with a dummy slate pitched roof to respect the main dwelling and have a hidden flat roof behind with a rooflight. This allows for no upper floor windows to be changed due to height requirements, ties into the aesthetics of the property and the rooflight maixmises natural light into the property. The windows will be uPVC and match the existing and the door will be a composite finish to respect the dwelling and maximise thermal efficiency.
- 2.6 The existing utility roof slates will be carefully removed and set aside for re-use on the new roof. Any new slates required will match.
Key Policies for the Proposal
Below is the key Strategic Planning Policy that has been reviewed and taken into consideration during the creation of this proposal.
General Policy 2
General Policy 2 contains some useful wording: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
- (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
- (c) does not affect adversely the character of the surrounding landscape or townscape; (e) does not affect adversely public views of the sea;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways".
Residential Design Guidance 2021
As a whole but with specific consideration to:
- Section 4.0 – Householder extension.
- Section 5.2 – Windows and doors.
- 3.0 Siting
- 3.1 The siting of the replacement utility is to the rear West elevation and not be visible from the public views.
- 3.2 The sizing and finishes will be in keeping with the existing dwelling along with remaining subordinate to the main part of the dwelling.
- 3.3 Whilst the existing footprint will increase, the design has been carefully considered and minimal. The increase on the existing ground floor area is just over
3.4 The location of the extension within the site is incredibly private due to tall existing boundary treatments including hedging and walls.
- 4.0 Layout
- 4.1 The proposed internal layout changes will create a more functional space for the applicant as per point 2.3.
5.1 The proposed utility/pantry is approx.14.6m2 which increases the existing utility to be demolished by 7.4m2. An increase on the existing ground floor area of just over
- 4%.
- 5.2 The site overall is approximately 585m2. The house footprint on the ground level is 172m2, increasing to 179.4m2.
- 5.3 The proposal will not over develop the site and will remain subservient to the existing and the surroundings.
- 6.0 Form
- 6.1 The proposed form of the extension is entirely in keeping with the existing dwelling and site as a whole. It ensures there is continuity throughout the building and site.
- 7.0 (c) does not affect adversely the character of the surrounding landscape or townscape;
- 7.1 The proposal does not adversely affect the character of the surrounding landscape. The extension is to a high aesthetic quality and cannot be seen from the surroundings.
- 8.0 Drainage
- 8.1 Pre application liaising was undertaken with the Drainage Authority to ensure the proposed works would not contravene public sewer regulations due to the existing underground drainage route.
- 8.2 Confirmation was given from the Drainage Authority that the proposal was acceptable due to the public sewer only serving two properties before the site in question and the proposal not raising any concerns.
Conclusions
It should be considered that the proposal can be viewed favorably when assessed against each of the key criteria. Provisions have been made from the Development Plan with strong regard for Strategic Plan Policies:
- - General Policy 2 and :
- - Residential Design Guidance 2021.
It is felt that the proposal complies with the Policies outlined above by:
- - The proposal preserves and enhances the character and appearance of the area.
- - Thorough work has been undertaken to ensure the proposal respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping.
- - It does not affect adversely the character of the surrounding landscape or townscape.
- - It does not affect adversely the amenity of local residents or the character of the
locality.
- Amenity levels are to remain and not be negatively impacted.
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