Shenvalley Farm Planning Statement

8th September 2014.

Department of Infrastructure Planning and Building Control. Murray House, Mount Havelock, Douglas. Isle of Man.

Dear Sirs,

RE : Proposed demolition of existing building and erection of new detached dwelling and garage at “SHENVALLEY FARM”, Ballnahowe Road, Rushen. Isle of Man. IM9 6JF.

Please find enclosed 4 copies of our planning application prepared in connection with the above. The application is a “follow on” from a previous proposal for the site, which was recently refused. (PA 11/01742/B)

This application attempts to addresses all the reasons for refusal of the previous planning application and achieve an acceptable proposal more suitable for the location.

The submitted proposals are for a more modest scheme which has been reduced in terms of both scale and visual impact to fit neatly into the landscape and locality. The previous proposals have been amended accordingly;

DWELLING REDUCED IN HEIGHT AND SIZE. GARAGE REDUCED IN HEIGHT AND SIZE. EXTENT OF THE RESIDENCIAL CURTILAGE REDUCED IN SIZE. SITING OF DWELLING MOVED CLOSER TO EXISTING BUILDING FOOTPRINT.

Existing building.

The existing building to be demolished is very unattractive in appearance and in a poor state of repair. It is of no architectural importance or historic interest and nor worthy of retention or renovation. The building equates to around 152.48 square metres in area and resembles the appearance of a residential building. There is a public footpath which runs immediately adjacent to the Eastern side of the building and through the proposal site. Historically the building was originally a dwelling but latterly used as a store.

Planning history does however include PA 04/00394 and PA 05/01091 which both relate to residential use and extension to building.

Proposed dwelling.

The proposed dwelling has been designed in accordance with planning circular 3/91 with regard to dwellings in the countryside. The frontage of the building within this application has been reduced to 11 metres in length

(Previously 11.7 m or 14.299 m with side lean-to annexe included)

External finishes are to be Manx stone, slate roof and vertically proportioned windows. The floor area is to be 221.65 square metres representing an increase of approx 45.4% on the existing building which complies with housing policy 14 of the I.O.M strategic Plan. (The dwelling refused within the previous scheme for the site, equated to an increase of 57% in relation to the existing building)

The roof pitch on the house has been reduced to 35 degrees in order to reduce the overall height of the building. (747 mm lower than the previous proposed dwelling)

Proposed garage.

The proposed garage has been reduced in both height and area in order that it appears modest and subsidiary to the main house. (roof pitch reduced to 30 degrees and overall height reduced by 1100 mm) The previously proposed accommodation above the garage has also been omitted, to comply with planning guidelines for detached garaging in the countryside.

Residential curtilage and Siting.

The overall size of the residential curtilage has been significantly reduced from the previous application, now being only 37.5 metres wide, rather than the 50 metre width as previously proposed. The dwelling has also been moved closer to the footprint of the existing building to a more acceptable location.

Conclusion.

We believe the siting and design of the proposals will improve the visual appearance and character of the area. The design and arrangement of buildings will fit neatly into the landscape and nestle comfortably into the hillside. The siting of the proposed garage and dwelling have been carefully considered to accommodate views and privacy levels for both users of the public footpath and future occupants of the dwelling. The submitted garage position adjacent to the public footpath, would be a lower structure than the existing building and provide some form of separation, to achieve private amenity space and suitable privacy levels for the proposed house.

It is also relevant that the existing building is of poor form and its replacement would be of benefit to users of the public footpath and future occupants of the dwelling, resulting in an environmental improvement. We believe that this current planning application successfully addresses and overcome the previous reasons for refusal at the site and would not have any adverse visual impact on the public.

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. Please do not hesitate to contact us should you require any further information or assistance in this matter.

Yours sincerely,

LIQUEL KELLY Director.