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At
Dreemskerry Farm, Dreemskerry Road, Maughold, Isle of Man IM7 1BF
3rd June 2014
| 770/010 | – | Site Location Map |
| 770/031 | – | Site Plan as proposed |
| 770/012 | – | Plans and Elevations of existing Garage |
| 770/030 | – | Plans and Elevation of proposed Garage |
| 1309D/01 | – | Topographical survey |
The following information is in support of the planning application for the proposed removal of existing garage and construction of replacement garage with landscaping store.
The application is a re-submission of refused planning application PA 14/00019/8
Since the refusal of PA 14/0019/8 we have liaised with Planning Officer, Mr Ed Riley, and in this submission we believe the reasons for refusal have been addressed.
Dreemskerry Farm consists of a large 5 bedroom dwelling house and a detached garage set in 22 acres of land. The dwelling and detached garage were constructed 2008 / 2009 in accordance with PA 07/02192/B approved on 10th March 2008. The site was the subject of 2 further planning applications, 08/00732/B and 09/00870/R.
The site slopes at an average gradient of 1:7 from Dreemskerry Road to the west to the railway line which passes through the land to the east of the main dwelling.
The existing garage is located within the main building group and is set into the existing slope with retaining structures to the rear and sides with the slate roof of the existing garage being visible from Dreemskerry Road. To the front of the garage there is a large turning area with residential landscaping features.
The application is a detailed application for the removal of existing garage and construction of replacement garage with landscaping store.
The drawings submitted as part of the application are:
The purpose of the application is to provide for parking for the applicants 4 cars including 4WD vehicles and for landscaping equipment used to maintain the 22 acres of land. The landscaping equip includes a 3m long compact tractor, with a 1.7m wide flail mowing attachment, a 2.5m long front deck cutter, a mini tractor with grass collector, a 3m long utility vehicle with tipping rear together with a selection of other small hand held landscaping tools. The scale of the proposed garage is appropriate for the size of dwelling and the associated 22 acres of land. This equipment is currently stored at the applicant's current home in the UK awaiting relocation.
The existing garage, which is more of a carport, is an oak framed structure with diminishing eaves. The main area of the garage provides the minimum space required for 3 cars. Each parking space is just 4.8 m deep x 2.5m wide. The current parking standard preferred by the Highways Dept is 5 x 2.5m. The reduced height of the eaves to the rear of the garage is restrictive for some vehicles. The open fronted design does not allow for security or for weather proofing. The area within the lowered eaves at each side of the structure was originally intended as log storage. The entrance height is 2.1m, the minimum required, but is further restricted by the inclusion of structural bracing brackets to each column. The restrictions of depth, entry access, weather exposure and security ensuing from the design of this structure, mean that it is both unsuitable and accordingly, unusable as a normal garage / store.
The applicant suggests that housing all cars and necessary landscaping equipment within one structure would be preferable to parking of vehicles randomly throughout the site and to leaving equipment exposed to the elements.
The replacement garage submitted as part of this application will overcome the limitation of the existing garage and will also provide sufficient space for the required landscaping equipment.
The garage will be set into the existing slope on 3 sides and will have a flat roof with a covering of wild flower turf. This roof will finish level with the slope of the field behind. The walls of the garage will be finished in natural materials of Manx stone and naturally stained timber cladding so as to blend in with the existing surrounding environment.
The roof level of the proposed garage will be 1.2m lower than that of the existing garage.
The positioning the garage relative to the building group may be deemed of importance when considering this application. Extracts from previous planning applications confirm that the site does form part of the existing building / residential group as follows:
In Planning Application 07/02192/B the Planning Officer in his assessment concluded "The proposed detached garaging and associated hardstanding is viewed as an acceptable addition to the proposed re-development of the application site." Confirmation that the area around the site formed part of the residential group is further illustrated by approval of PA 09/00870/R.
Planning Application 08/00732/B for a barn structure remote from the building group was refused at appeal. The appeals inspector in his conclusions wrote "The group of buildings at and around the original farmhouse has been considerably developed recently and from a landscape impact viewpoint it would be more acceptable to confine residential activity to this group".
The location for the proposed garage was selected for the following reasons:
The following pages include photographs of the site and existing garage together with illustrations of the external finishes proposed.
We trust this information will assist the Planning Office and The Planning Committee when making an assessment of the application.
Prepared By:
Barry Murphy; Construction Design Ltd
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