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BERBERIS, PINFOLD HILL, LONAN IM4 7HJ
FOR MR ROBERT & MRS HELEN FRODSHAM
Berberis was constructed in late 1930s / early 1940s. Albeit latterly in a poor state of repair, it was used by successive owners as a home and second home until 2005, following the death of Mr T H Ball in 2004. Mrs Frodsham inherited the property from her mother, Mrs Ball, in 2011.
The title deed plan of Berberis (attached) includes that part of the public footpath immediately adjacent on the south-west side. This is included in the site plan albeit it remains unaffected by the proposal.
An earlier title deed shows that Berberis also owned additional land to the south-east. This was sold to the then Dept. of Highways in 1967 for highway improvements.
To the north-west The Laurels was gradually extended to its south-west. Subsequently The Laurels was divided and in 1982 the extension became a separate property, Laurel Cottage.
The former dwelling of Berberis is a single storage cottage with a shallow pitched roof over the lounge and kitchen and lean-to style roofs over the bedrooms and bathroom. Part of the roof has collapsed and the general state of the building is such that it is not capable of renovation.
At the rear the eaves height of 2.5m is only 0.3m higher than the bank behind the property.
The cottage is accessed by a path from the public footpath and steps from Pinfold Hill pavement.
The proposal is to form a single storey 2-bedroom rendered cottage with a steeper pitch slate roof enabling storage accessed by a loft ladder. In terms of siting the proposal extends no further than the existing footprint on the north, east and west sides; on the south side it excludes the footprint of a former lean-to. The proposal retains the same eaves height; the bank behind is tapered back. An existing tall hedge between the site and the garden of Laurel Cottage will be retained.
The footpath from the public footpath will be retained and the steps at the front replaced by a safer ramped footpath from Pinfold Hill pavement.
It is Mr & Mrs Frodsham’s intention to come and live at Berberis.
The current site has a derelict appearance. The proposal while heightening the property will greatly improve the appearance retaining the tree and boundary hedges which together with the drop in slope from the property behind give the site much of its character. Albeit higher, the proposed ridge of the property will not adversely impact on Laurel Cottage or The Laurels to the west and north of the site. In planning applications (IDO 55954) Laurel Cottage is said to have a playroom with French windows on its ground floor and lounge above. The French windows align with the gap to the north of the proposed redevelopment at Berberis so there will be no significant impact on view or amenity. No windows will face into either property due to the drop in land height between the properties.
Particularly since the property lost part of its frontage in the 1960s to the Highways Department there has been no scope for creating vehicle parking on site. To the south-west on Croit-e-Quill Road / Church Road there is a public layby created in the 1960s which may be used by any property in the vicinity. To the north-west on Croit-e-Quill Road tandem parking is also available beside Laurel Cottage and other properties. To the south-east tandem parking is feasible on both sides of Pinfold Hill.
A parking survey undertaken over a 10 day period in January 2015 (attached) shows that none of the "parking areas" on Church Road / Croit-e-Quill Road are fully utilised. Additionally photographs show the parking situation over the Tynwald Bank holiday July 2015 weekend. Again the same parking spaces are not fully utilised.
The Laxey and Lonan Plan Order 2005 contains the following policy
"In the interest of conserving the traditional character and appearance of the area the Department will adopt a flexible approach to the requirement for car parking in association with existing property inasmuch as where it is possible to provide car parking for residents in the case of residential property and staff and customers in the case of commercial property. However where the provision of car parking would be detrimental to the appearance or character of the area, car parking standards may be relaxed."
Albeit the proposal is for redevelopment, it is of an existing former residential property. The proposal is for a redevelopment that would only generate one car. It is physically not possible to provide parking on the site. Particularly as the property has given over land to the equivalent of the Highways Division in the past and has to accommodate a public pedestrian footpath on its south-west side, when on-street tandem and public layby parking is available within 20m and 35m respectfully it is submitted that parking requirements for on-site parking should in this case be relaxed.
To the south-west on Pinfold Hill within 100m there are bus stops in either direction on the Douglas - Ramsey No 3 bus route.
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