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24th November 2014.
Department of Infrastructure Planning and Building Control. Murray House, Mount Havelock, Douglas. Isle of Man.
Dear Sirs,
RE: Proposed replacement dwelling, extension of residential curtilage and formation of new vehicular access onto highway at “WHEATCROFT”, Ballaragh Road, Ballaragh, Lonan. Isle of Man. IM4 7PW.
Please find enclosed 4 copies of our planning application prepared in connection with the above.
The existing dwelling to be demolished is in a very poor state of repair and has not been inhabited for some years. It is located directly on the side of the highway with a ground floor level around 1.2 metres below the adjacent road level. The building is a 2 storey structure with stone / rendered external walls and slate roof over.
The area of the existing dwelling / structure equates to around 130.61 square metres. The topography of the site slopes downwards away from highway towards to the Easterly coastal direction and a level survey has been provided within the submission.
The site is zoned for residential purposes, located between other properties and is part of the “Ballaragh” hamlet where there are numerous properties of varying mixed design, height and size. There is no off road parking or vehicular access into the site at present, all vehicles have to park on the highway which can cause obstruction and inconvenience to other road users.
The proposed dwelling has been designed in accordance with planning circulars with regard to dwellings in the countryside. External finishes are to be Manx stone / smooth cement render walls, vertically proportioned windows and slate roof. The dwelling would have a floor area of around 299.46 square metres and a ridge level lower in height than the existing dwelling on the site.
The replacement dwelling has been set back slightly on the plot, primarily to facilitate provision of the new vehicular access into the site together with off road vehicular parking and manoeuvring space.
The siting slightly further away from the highway and lower helps reduce visual impact of the development to the public.
The finished upper ground floor level of the replacement dwelling would be similar to the existing dwelling ground floor level and lower than the adjacent road level.
The proposed garage is to be sited on the footprint of the existing dwelling and would have a much lower ridge level than the existing property at “Wheatcroft”.
The detached garage would be single storey, is modest in proportions and has been sympathetically designed to fit neatly into the site.
The position of the garage provides a low level visually pleasing separation between the highway and the new replacement dwelling.
The existing residential curtilage is extremely small and forms a narrow strip of land that runs parallel to the Eastern side of the road.
The site measures around 37 metres long by an average of 9 metres wide.
The proposed increase in size of the existing residential curtilage is necessary to facilitate the re-development of the site. In particular to accommodate the new vehicular access onto the highway, off road vehicle parking and turning area. Also it would provide the necessary space to accommodate a new foul drainage “Biodisc” treatment tank together with its necessary drainage field. The existing old fashioned septic tank is located in the front garden and would not be suitable to modern day standards. Also it is now a building control requirement that tanks should be sited 15 metres away from dwellings.
It is relevant that the new rear field boundary of the proposed residential curtilage would match both rear neighbouring residential boundaries either side of the site.
We believe the design and arrangement of the proposed buildings will fit neatly into the locality and nestle comfortably into the sloping ground levels of the site.
The development would have a positive effect on the visual appearance and character of the area and would not have a negative impact on the public.
The development also improves highway safety by providing off road parking provision for the property.
We trust the enclosed is in order, please do not hesitate to contact us should you require any further information or assistance in this matter.
Yours sincerely,
CROFT MELTY Director.
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