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This property is an existing residential dwelling positioned in the centre of three buildings containing four dwellings on the north side of Shore Road, nr. Kentraugh, Port St Mary, Isle of Man. Each of the buildings are different in style and not identical to the other. This observation applies to all the buildings along this section of the A31 road from the lodge entrance to Kentraugh at the western end to the dwelling at the bottom of Fishers Hill at the eastern end.
The A31 coast road from Castletown to Port St Mary runs past the front of the building. Located on the south side of the road are gardens which serve the properties. Beyond these is a garden wall and a low cliff, at the foot of which is a pebbled beach. The house has panoramic views to the south over the gardens to the sea, and long views on the north side to the countryside and southern hills beyond.
It is understood that the group of buildings were once five estate workers' cottages of simple, traditional design. The application property has been subject to unsympathetic alterations and extensions in the past, dating back to the 1970's. These include a large, two storey, flat-roofed extension to the rear behind the original ridge line, a large area of upvc framed glazing on the front elevation and a first floor upvc conservatory at the rear.
This proposal envisages the replacement of the remains of the existing pitched roof and the extensive flat roof with a slate clad pitched roof to accommodate a new bedroom suite within, served by terraces to the front and rear. The front elevation is to be cut back to the old cottage elevation at first floor level over an orderly projection with half bay windows and a new front door at ground level. The rear elevation is to be rebuilt in new glazed construction at first floor level beneath the new rear terrace.
In general the proposals bring good order and interest to a property of poor quality by using familiar forms and materials including a slated, pitched roof and painted, rendered walls, all in common use throughout the locality.
The principal planning policy documents relating to this site are The Isle of Man Strategic Plan 2007 (the Strategic Plan) and the Isle of Man Development Order 1982 (the Area Plan). Under paragraph 1.4.4 the Strategic Plan has precedence over the Area Plan in the case of any inconsistency between the two.
The Arbory and East Rushen Local Plan does not incorporate the application site. A developing Area Plan, the Area Plan for the South, has not yet been tested at public inquiry and has not been adopted by Tynwald.
On the map provided under the Isle of Man Development Order 1982, the application site appears as a group of buildings within open countryside in an Area of High Landscape or Coastal Value and Scenic Significance. A Draft Policy Planning Statement, PPS 2/09 'The Role of Landscape Character in Development' has not yet been adopted by Tynwald.
An earlier planning approval, PA 06/01064, granted approval to the raising of the roof profile and a new, pyramidal, form of roof. Consent was refused on appeal to a more recent application, PA 09/01570/B, for a further raising of the roof profile and a zinc clad, barrel vaulted roof. The reason given for this refusal was failure to comply with Strategic Plan General Policy 2, being out of keeping with it's site and surroundings.
This proposal differs from the most recently refused application in that the overall height is reduced by 700 mm with a further reduction in mass, the use of a traditional pitched roof form using a traditional slate roof covering and gable wall cladding material. In consequence the new proposal overcomes the reason for refusal of the previous application by complying with the requirements of Strategic Plan General Policy 2. It also complies with all other relevant Strategic Plan Policies including Environment Policy 1, Environment Policy 2 and Housing Policy 16.
June 2010
Hugh Logan Architects<br>Bridge Court<br>10 Bridge Street<br>Castletown<br>Isle of Man
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