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| Consultee: | Highways Division |
| Proposal Notes: | Existing Separate Entrances with increased visibility/safety splays |
| Consultee Notes: | Awaiting comment |
| Consultee: | Lezayre Parish Commissioners |
| Proposal Notes: | Replacement of two existing parish-rated dwellings, camouflaged, eco-friendly, Manx materials |
| Consultee Notes: | Awaiting comment |
| Consultee: | M.E.A, Water, Gas |
| Proposal Notes: | Re-routing supply, close proximity to existing & separate supplies. Renewable Energy Use |
| Consultee Notes: | Awaiting comment |
| Application No. : tbc (Scheme 2) Applicant : Mr. Bob & Mrs. Rosa Phillips Proposal : Approval in principle for the demolition of existing dwellings and erection of two detached hemicycle dwellings in sunken gardens Site Address : Sycamore House and The Bungalow, Former Lezayre Tea Rooms, Glen Duff Lezayre IM7 2AT | |||
| Received 11/08/09 01336 Town and Country Planning Act 1999 PLANNING & REPORTING CONTROL DIRECTORATE Date and Officer Initials | |||
| Considerations | Initial | ||
| Case Officer: | Mr Chris Balmer | Appeal | 11 AUG 2009 |
| Photo Taken: | Enclosed | ||
| Site Visit: | Undertaken by Mr A Holmes, see 07/06/18/S/law | ||
| Expected Decision Level: | Planning Committee | Returned |
| Close Ny Mona, Bernahara Rd, Glen Duff, Lezayre | Support Replacements Principle / Scheme 2* |
| Glen Duff House, Glen Duff, Lezayre | Support Replacements Principle / Scheme 2* |
| Laurel Mount House, Glen Duff, Lezayre | Interest expressed - no objection |
| Glenduff Farm, Glen Duff, Lezayre | Supports Replacements Principle / Scheme 2* |
THE APPLICATION SITE AND PLANNING APPLICATION
The application site comprises the Curtilage of two semi-detached dwellings. Firstly, Sycamore House (formerly known as Laurel Mount Cottage) & also a Bungalow, which adjoins Sycamore House by a linked walkway lounge (forming the commercial area known as Lezayre Tearooms/Café Rosa. Located on the northern side of Lezayre Road in the Glen Duff hamlet of Lezayre. The site is almost directly opposite the Department of Transport's Glen Duff work depot.
The planning application seeks approval in principle for the erection of two replacement 'hemicycle' dwellings, in sunken gardens, with permission to re-site on the grounds of environmental, visual and amenity improvements, further detail of which is enclosed.
The application site and surrounding land has been the subject of a number of previous planning applications, two of which are suggested may be specifically material to the assessment of this current application:
PA 08/00055/A - Sought approval in principle for the erection of a replacement 'gentleman's residence' dwelling with ancillary buildings (one main house \& one linked guest cottage). This application was approved in principle subject to reserved matters \& design.
Planning application 09/00486/LAW sought a Certificate of Lawful Use of a bungalow extension as a separate dwelling. The submitted application contained evidence sufficient to demonstrate that the building and associated residential Curtilage as defined in red on the location plan and file drawing no. DP1962 date stamped the 24th March 2009 had been used as a separate dwelling, known as The Bungalow, for a period of time in excess of ten years. Further clarified by a site plan produced and signed by the Department on 1/7/09.
N/A Written Representations, see P. 1
In terms of land use currant designation, the application site is not designated for any site specific purpose under the 1982 Development Plan Order, with part of the site comprising white land and part private parkland. There is a long established use of the land as both a site of residential occupation and commercial usage.
The application site is located within a general wider area of land that is classified as being of high landscape value and scenic significance. This d9esignation was challenged by Independent Inspector R.S Hawthorn in PA 02/01048/A - on appeal. Who stated, "Point 10: The designation of the locality as being of High Landscape Value and Scenic Significance was difficult to reconcile with the Glen Duff Highway Depot opposite, which was not only visually intrusive, but floodlit at night, and a source of noise and heavy traffic movements. In contrast, the proposed would be well screened from the highway, and inconspicuous in the countryside".
It is useful to frame the modernist proposal against the backdrop of the arguable Land Use Status of the Site as : - 'Previously Developed Land', as outlined in Appendix 1 of the IoM Strategic Plan as: "Previously developed land is that which is or was occupied by a permanent structure, including the Curtilage of the developed land, and any associated fixed surface infrastructure. (The definition includes Buildings). A summary of qualifying criteria for meeting this definition, is included in the 'Planning Policy' section.
In terms of strategic plan policy, the Isle of Man Strategic Plan contains a number of policies that, as Applicants, we considered may be specifically material to the assessment of this current planning application:
General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies $7,8,9$ and 10); (b) Conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) Previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment ; and where the development proposed would result in improvements to the landscape or wider environment;
(d) The replacement of existing rural dwellings; (Housing Policies 12,13 and 14); (e) Location-dependent development in connection with the working of minerals or the provision of necessary services; (f) Building and engineering operations which are essential for the conduct of agriculture or forestry; (g) Development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) Building or works required for interpretation of the countryside, its wildlife or heritage."
Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) The location for the development is essential."
Environmental Policy 3 states: "Development will not be permitted where it would result in the unacceptable loss or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value."
Housing Policy 12 states: "The replacement of an existing dwelling in the countryside will generally be permitted unless: (a) the existing building has lost its residential use by abandonment; or (b) The existing building is of architectural or historic interest and is capable of renovation. In assessing whether a property has lost its habitable status by abandonment, regard will be hard to the following criteria: (i) the structural condition of the building; (ii) the period of non-residential use or non-use in excess of ten years; (iii) evidence of intervening use; and (iv) evidence of intention, or otherwise, to abandon
Housing Policy 14 states: "Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area, which is not more than $50 \%$ greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with the Policies 2-7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement).
Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. (The Proposed Dwellings will meet this criteria)
Consideration may be given to proposal which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more 'Traditional' character, OR where, by design or siting, there would be less visual impact." (Proposed Dwellings will have blend of Traditional Character elements, with Modern slant.)
This application seeks approval in principle for the erection of two replacement detached hemicycle dwellings and reasoning for resited footprints. All drawings and images forwarded should be viewed as illustrative, given the type of planning application, however our stated aim is to construct two appropriate family homes with the minimum 4/5 Bedrooms standard of size dictated by the finer, Lezayre Road Country House.
Whilst the images submitted may indicate to some, design cues common to 'show houses', be assured, it is our aim as applicants, only to construct 'family homes', albeit of modernist high quality, appropriate to the premium nature of Lezayre Road properties in proximity. However, It remains the case that this planning application seeks approval in principle, not full planning approval. As such, the specifics of actual size (other than indicative), and ultimate design are not matters to be specifically examined as part of the assessment of this application.
Given that it seeks approval in principle the assessment of the planning application primarily requires an examination of the relevant planning policies contained within the Isle of Man Strategic Plan 2007. In terms of this, it can be seen that the erection of replacement dwellings are fundamentally acceptable under General Policy 3 and Housing Policy 12. The two Replacements for 'Sycamore House' \& 'The Bungalow' are to be the Island's first Hemicycle eco-dwellings. They qualify for larger than $50 \%$ consideration, by meeting ALL the criteria of HP14 and significantly adhering to the policy outlined in the last paragraph of HP14, otherwise referred to in other Planning Officer Reports as the 50\% 'exemption criteria'.
WHERE THIS INVOLVES:- "...The Replacement of an existing dwelling of poor form" (yes, our proposal has two existing dwellings of surveyor certified poor form)
Whilst not entirely Traditional; a more Traditional Character is created by the "barn-like" roof, re-use of Manx stone and slate (HP14). The dwellings marry these Traditional Elements with innovative, modern design. The resulting dwellings will therefore be a marked improvement on the existing 1980's bungalow and poor form felt-roofed extended cracked house. In any case, if it not thought this application meets the "traditional character" qualifying criteria, then this should not form the basis of refusal, in light of the "OR" condition, (detailed below), the specifics of which, this proposal stringently adheres to, and qualifies for.
... where, by its design, or SITING, there would be less visual impact" The "OR" is deliberately included in HP14 as an alternative exemption clause to the "traditional character" route. When viewed in conjunction with the innovative, modern design criteria; it is clear this proposal qualifies. we can fulfil this criteria because "by design, there would be less visual impact" than the existing ugly dwellings. Undeniably, Less Visual Impact is created by a structure 3M below Road Level, in Sunken Gardens with Grassbank visual screens. ...." where by its SITING there would be less visual impact" (RESITING) due to new footprints, well below the Lezayre road, at the lowest, northerly areas of the site, visual impact would be yet still substantially lessened, constantly maintained by evergreen foliage planting) - Furthermore, consider the following evidence illustrating the Visual and Environmental Impact of the two dwellings existing close proximity to the Glen Duff Highway Depot, and how the site meets all the criteria stringently for resiting to lessen the Depot's Visual and ENVIRONMENTAL Impact on the amenity and wellbeing of the current dwelling occupants.
Currently, the existing site of the two dwellings, incurs significant noise pollution directly from the Depot opposite. Notably audible reversing beep alarms \& invasive, repeating human voice 'speaking alarms'. Furthermore, strong vibration occurs to the existing dwellings from the nearby Depot, on numerous occasions, for example: when loading salt into snow ploughs, or vigorous vibrations sourcing from the compressor (which distributes the salt). Heightened vibrations are experienced to the existing dwellings when the heavy Salt Lifter-Loader is in operation. This is aside from the fleet of Road-Vacuum Sweepers creates additional disturbance, along with the testing of pneumatic drills and other new, noise-intensive equipment, \& the loading/unloading of road maintenance equipment from flat-bed lorries. (Road rollers, JCB's ect...) See Photo Evidence* In resiting each replacement dwelling, by moving each new building further back from the Depot, each to a new central position within the sites curtailage, a vast improvement will occur to the amenity of the replacement dwelling occupants. This will be further aided by the replacement dwellings improved build quality and installation of noise-reducing insulation.
As stated, the two, existing dwellings incur distinct tremors from the HGV's in the Depot opposite. This scope for structural damage is further increased from the frequent passing-by of other non DoT HGV's at speed on the Main A3 Highway, particularly as this road serves to transport significant freight from the Ramsey Shipyard Port. For these reasons, and those highlighted directly above, (detailing the activities of the depot) the main structural integrity of both dwellings has already been severely compromised over a sustained period of years, as is only to be expected from their present position and lack of foundations.* see surveyors report In resiting each replacement dwelling, by moving each new building further back from the Depot \& proximity to the Highway, the strong likelihood of structural damage to the replacement dwellings will greatly decrease in their new positions.
The opposing Glen Duff Depot is lit 24/7 for work and security reasons, with intense halogen lighting in the vehicle
The replacement dwellings will replace ugly facades, with attractive, Manx country vernaculars. This would improve the overall appearance atheistically, of Glen Duff hamlet. With the resulting traditional appearances, far more in keeping with the Isle of Man Strategic Plan and the spirit of Circular 3/91. The public amenity value (walkers on pavement, passing vehicles) would increase from a more traditional semi-rural streetscape, otherwise blighted by the unattractive Highway Depot and the two currently existing poor-form dwellings.
The 80's extended Bungalow-Style House, The Poor form Sycamore House, and it's linked commercial extension (currently used as a Restaurant) will become fine traditional Manx Country Dwellings, consequently, the flat, feltroofed Restaurant Facility will be demolished \& removed from view. This would result in the ceasing of an intensive commercial use in this area, otherwise characterised by traditional semi-rural parkland dwellings. This would include the ceasing of a Professional Catering Kitchen, with the notable odours emissions from extensive food preparation, and the additional rubbish and waste that is created, contained and disposed of in this vicinity. Most importantly however, would be an end to the extensive public car park to the right to the property, which whilst used when the restaurant is in operation, is also used out-of-hours, by members of the public to park answer mobile phones, turn vehicles around, or allow dogs to 'relive' themselves, visitors to neighbouring properties with little parking have also commenced inappropriate use of the car park. This car park is not a 'public' one, and although we indicate as such, it would be of great benefit to build the previously approved gates (PA 08/00055/A) for the proposed replacement dwelling
The Bungalow and Cottage are in close proximity to a DAFF protected Sycamore (the only tree DAFF are interested in, on this site - all others, canopies, and proposed new trees meet guidelines). The Bungalows Kitchen gable is the closest. During Winter storms, the wind broke off large branches of this ancient Sycamore, which crashed through the roof of a large workshop at the tree's foot (this forms the site of the 'concrete base'), thankfully nobody was in the workshop at the time. Therefore, it is potentially dangerous to shelter in the nearby Bungalow (underneath the trees canopy-which the replacement dwelling would NOT be) during winter high winds/storm, as the enormous branches may fall and cause damage to property, and injury to the occupant. The resiting moves the dwellings further away from this potentially serious risk, but in doing so, allows the tree more room to flourish with professional assistance. Furthermore, resiting would permit us to remove an unsightly concrete slab base that protrudes alongside the tree. All things considered, further environmental and visual improvements through resiting, with the preservation of the Tree in conjunction with DAFF guidance.
In respect of other planning policy matters it may be considered necessary to access the proposal against Environmental Policy 2 as the application site is located within a wider areas of land that is classified as being of high landscape and scenic significance. In this respect, it is submitted that the character and quality of the landscape need not be unduly harmed by the erection of the two replacement dwellings. Especially as the application site already contains both residential, commercial and other built development, including a redundant concrete slab from a former Cabinetmakers Workshop and Concrete HGV Inspection ramps etc. The specific impact of any development would be an issue to examine as part of any subsequent reserved matters application. As regards the sites inclusion in the designation of HLVS, as previously stated, this designation was challenged by Independent Inspector R.S Hawthorn in PA 02/01048/A - on appeal. Who stated, "Point 10: The designation of the locality as being of High Landscape Value and Scenic Significance was difficult to reconcile with the Glen Duff Highway Depot opposite, which was not only visually intrusive, but floodlit at night, and a source of noise and heavy traffic movements. In contrast, the proposed would be well screened from the highway, and inconspicuous in the countryside".
In any event, there are no particular reasons why a replacement dwelling could not be erected that suitably takes account of the trees contained within the site, a comprehensive survey of which, is shown on the site plan. Furthermore, comprehensive measures to protect the sole registered tree (the Sycamore) on site, will be untaken, and the proposed creates additional distance between each dwelling and tree. Reducing the close proximity of the current dwellings.
The Proposal can be undertaken in a manner that accords with the relevant planning policy contained within the Isle of Man Strategic Plan 2007. It is therefore presented to the Planning Officer, the Planning Committee and all interested parties, that, after their own assessments, this application be favourably considered for a decision.
Development will not permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (The following two site-applicable points are quoted below) :- (c) previously developed land (defined in Appendix 1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment. (d) The replacement of existing rural dwellings; (Housing Policies 12,13 and 14)
Supporting Argument 1 : The Application Site falls within the definition of 'Previously Developed Land'. (Suiting redevelopment for landmark, Island first Hemicycle dwellings) - As defined in Appendix 1 of the IoMSP as:
Previously-developed land is that which is or was occupied by a permanent structure, including the curtilage of the developed land, and any associated fixed surface infrastructure. The definition includes Buildings. The application site is and was occupied by the following permanent structures: Professional Carpentry Workshop : Currently, a expansive concrete slab remains of this building. The building was notable, and contained independent sources of electricity and water taps. The principle of this Carpentry Workshop was the late Mr FN Childs, master craftsman. Mr Childs constructed a full, bespoke kitchen for the occupant of a dwelling 500 yards down from the Application site, also on Lezayre Road. The current occupant, Mrs. A Dutnell, attests to this. Should there by any doubt of it's existence or use, an affidavit or explanatory letter will be obtained from Mrs. Alison Turner, daughter of the late Mr Childs, who can adamantly affirm and prove the above if asked.
Existing Workshops and Garaging Units (former part of the former Laurel Mount Cottages' goat sheds/store) This building is of a permanent nature. The primary building is a concrete base with wood frame and metal sheeting. Adjacent to this is a further area of wooden frame covered by waterproof material. Any suggestion of a Temporary nature for this Building can be immediately rebuffed by historic deeds clearly indicating the existence of these Buildings and footprints for numerous years on site.
Currently these buildings form a Wine Storage Unit \& Registered Office with the Financial Supervision Commission, ran by the company, 'Secrets of an English Tearoom Ltd.' The premises are leased by the aforementioned company, and additional documentation pertaining to this is available if required. This establishes these buildings as a second area of commercial activity on the application site. The term 'associated fixed surface infrastructure' permits the following additional on-site items to be mentioned:-
But excludes that the following (summarised) : agricultural buildings, landfill, minerals, parks, recreation grounds, fixed surface structures that are integral to, and have been blended into, the landscape over time. The application site does not meet any of the exclusion criteria, and can therefore be said to legitimately fall within the scope of the intended definition of the term 'Previously Developed Land'.
This application site contains Two legally separate dwellings, and in conjunction with General Policy 3, Points (c) \& (d), together with the stated aims for reducing visual impact and environmental improvement, it is felt that the proposal for low-impact, low-visual, ecological 'hemicycle' dwellings could be favourably considered from this alternative, solid planning policy route.
(c) previously developed land (defined in Appendix 1) which contains a significant amount of building (As illustrated in Supporting Argument 1, previous page, not the mention the Existing Two Dwellings, and Existing Commercial Restaurant with associated Facilities); where the continued use is redundant (The Commercial Operation of the Carpentry Workshop is long redundant, The Commercial Operation of the Lezayre Tearooms is redundant, The Commercial Operation of the Wine Store and Registered Company Office is to be also redundant, lease expiry; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment (the proposed redevelopment would reduce the current situation on the landscape and wider environment by ultimately securing the removal of all the sites Commercial activities, the removal of the redundant Concrete Slab and other considerable paraphernalia, furthermore the exaggeratedly low-profile of the two proposed replacement dwellings, will be of a significantly less visual appearance than the ugly existing cracked cottage and bungalow, with large areas of unattractive flat, red mineral felt roofing, the proposed incorporates Eary Manx Stone facing and has traditional design elements in a modern form) and where the development proposed would result in improvements to the landscape or wider environment. (the latest in Environmental standards, and alternative energy sources, producing minimal impact, and a undeniable improvement on the exiting buildings and usage of the site. A Carbon Offsetting Planting scheme will further improve the wider environment and yet further commend this proposal for serious consideration.)
BALLASOLAR \& BALLAECO
SUMMARY: Two contemporary energy self-sufficient CARBON NEUTRAL PASSIVHAUS residences in an unsightly area of semi-rural Lezayre. Planning Permission in Principle applied for in August 2009
The scheme is located in commercial/residential land, in an area not covered by Special Landscape Value due to the Highway Depot opposite (Point 21, Applic. No: 02/1048 - Appeal Ref. AP2136) Development is sought upon the exceptional circumstances of the replacement of two existing dwellings, with demolition of redundant restaurant, removal of concrete bases of former carpentry workshops, demolition of registered commercial office, store \& wine shop, together with a considerable area of hardstanding for two eco-friendly residences. Planning Officers support is sought on this basis, like the successful nearby Loughan-Y-Yeigh Garey Lezayre eco-home (PA04/1179)
DETAIL: The term 'solar hemicycle' refers to a shape of a house or other structure, and its purpose. 'Hemicycle' comes from the shape of the structure being part of a circle, and 'solar' refers to the use of passive solar gain (greenhouse effect) to generate heat inputs. The solar hemicycle house type was 'invented' by the American architect Frank Lloyd Wright with the design of the second Jacobs residence in Middleton, Wisconsin, in 1944.
The concave solar hemicycle plan form gives these houses (the FIRST to be on the Island) a large area of southfacing glass for the generation of heat through passive solar gain, whilst presenting a highly insulated roof and masonry walls to the North. They are in a sense 'solar generators', designed specifically to 'harvest' the radiated heat the sun itself. They are oriented, specifically for this purpose, with their glazed walls facing just West of South. One useful characteristic of the concave hemicycle form is the formation of a courtyard to the South of the structure as you will see from the plans and perspectives.
These residences sizes are justified as reasonable for the standard executive level minimum, offset by ecotechnology - the proposed brief is for four bedrooms together with two separate lounges. The total heated floor area is approx. 313 square metres. The residences are to be landscaped ( 3 existing road entry points) within a site of approx 2 acres in area. Much of the site outside the sunken hidden circles of the houses is to be planted to match local low scrub and native trees, and maintained as a nature reserve for the residents.
Overheating is a real danger with houses majoring on passive solar gain. This design was designed to incorporate vertical metal mesh roller blinds externally to provide shade on the hottest summer days. The housing for these was to be in the second floor eaves and in a continuous leaded ledge at first floor level. Other natural cooling aids included a deep second floor roof overhang, cross ventilation, high thermal capacity, the possibility of a pool drawn up to the house on the Southern elevation, and low-level ground-cooled air inlets to provide additional natural air conditioning. On the very hottest days the heat pump would be able to be run in reverse to provide cooled air if necessary. It was envisaged that these houses would rely entirely on natural cooling methods, a first for the Isle of Man.
The heating system was envisaged to utilise the heat created by solar gain and other heat sources within the house to heat water via an air-source heat pump located in the loft over the carport. Under this arrangement all of the heat produced in the house including that produced by solar gain, cooking, lighting, etc. rises via gravity to second floor ceiling level where it is extracted to feed the heat pump. The ground floor ceiling is to taper upwards towards floor slots adjoining the South window/wall to encourage warm air to rise. The water heated by the heat pump was to be contained in super-insulated tanks in the carport loft and utilised for underfloor heating and domestic hot water. Surplus warmed air would be exhausted via ridge vents on warm/hot summer days. An option available to the residents shown on the perspective views here - is for two tracking solar arrays located at the southern gables of the house. These solar arrays can be used to help power the heat pump or simply send electricity back into the MEA grid.
All masonry elements and floors are to be heavy construction to give the residences ultra high thermal capacity. For Planning purposes the residences are to be cut into the already sloping ground by up to 1.5 metres, the site descents from road level already by circa. 2 M . This extra cutting into the ground will create deep sunken garden immediately to the South of each house, bounded by a low wall and grassbanks which define, contain \& hide the inner gardens and glass. The Dwelling will be 3M minimum below road level, before landscaping, utterly well screened.
Materials for the residences were to be reclaimed real Manx Stone, hand-made Slate tiles and FSC (Forestry Stewardship Council) \& locally sourced timber. As many local materials are to be employed as possible and the concrete hardstandings and roadway foundations previously on site are to be broken up for hardcore in order to reduce/ eliminate the export of spoil from the site. The Ecohomes ${ }^{\circledR}$ rating for these residences is level 'excellent' aided by a proximity to Ramsey town facilities of under 5 mins, a close-by bus stop, and nearby cycling pavements, this is in addition to the first rate ecological technologies for a carbon neutral / even 'carbon negative' residence.
Please consider these unique factors when determining this application. This will be an Isle of Man first.
EXISTING LLEYANDI BOUNDRY 30 TO 60 FT. PROPOSED SUNKEN GARDENS FOOTPRINT EXISTING LLEYANDI BOUNDRY 30 TO 60 FT. PROPOSED EXTRA FOLIAGE SCREEN EXISTING 1.5 M DESCENT FROM ROAD PROPOSED LOW-VISUAL & ENVIRONMENTAL IMPACT DWELLING EXISTING LLEYANDI BOUNDRY 30 TO 60 FT. PROPOSED LLEYANDI BOUNDRY 30 TO 60 FT. EXISTING LLEYANDI BOUNDRY 30 TO 60 FT. PROPOSED FOLIAGE SCREEN EXISTING 1.5 M DESCENT FROM ROAD EXISTING 1.5 M DESCENT FROM ROAD OF LEZAYRE ROAD DESIGN EXISTING LLEYANDI BOUNDRY 30 TO 60 FT. EXISTING LLEYANDI BOUNDRY 30 TO 60 FT. PROPOSED FOLIAGE SCREEN EXISTING 1.5 M DESCENT FROM ROAD OF LEZAYRE ROAD DESIGN EXISTING 1.5 M DESCENT FROM ROAD OF LEZAYRE ROAD DESIGN CLASSIC HAND GEORGIAIS FROM 8 August 2009 Page 9 of 13
2 M. existing below road level plus further 1-1.5 M from sunken gardens = low profile, hidden, + exist. foliage
Proposed Roof is far lower than Salt Dome opposite But follows the same precedent for slight curved profile
CARPORT Electric Car Charge Point. Energy Tanks in Attic Space
Proposed Manx Hemicycles to be further apart, and sunk deeper into camouflaged tier gardens. Construction photograph - from Southeast. {{image:7176647}} {{image:7176648}} Construction photograph - from north.
Grass bank visual breaks 3m below Rd level existing ample foliage trees new planting scheme manx stone exterior manx slate non-toxic materials organic construction methods passivhaus standard exceeds UK code for sustainable homes CARBON NEUTRAL offsetting construction groundsource heat pump triple glazed ultra-pioneering innovative design & tech shell of manx agricultural barn-style traditional chimney stack heavily screened no central heating renewable energies setting the standard unique island opportunity
Exceptionally permission may be granted for innovative, modern design where this is high quality and would not result in adverse visual impact.
Consideration may be given to proposals which result in a LARGER dwelling where this involves the REPLACEMENT of an existing dwelling of poor form (with one more traditional).
OR
WHERE (the replacement dwellings - ie. These Solar 'Barns') by DESIGN or SITING, there would be LESS visual impact (than a 'tall' traditional house & the existing).
"At the heart of sustainable development is the simple idea of ensuring a better quality of life for everyone, now and for the future generations. A widely used definition was drawn up by the World Commission on Environment and Development 1987: "development that meets the needs of the present without compromising the ability of future generations to meet their own needs"
[proposal meets aim]
Strategic Policy 1: Development should make the best use of resources by:
A) Optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce building materials [this proposal meets this, previously developed and under-used land and buildings particularly]
B) Ensuing efficient use of sites [this proposal seeks to do just that] taking into account the needs for access [three established mature safe splayed entry-exit points onto the highway], landscaping, open space and amenity standards and;
C) Being located so as to utilised existing and planned infrastructure, facilities and services [proposed in on bus route, near sulby shop, and near ramsey services]
Strategic Policy 2: Development will be permitted in the countryside only the exceptional circumstances identified in paragraph 6.3 [this proposal is an exceptional circumstance, namely the replacement of two existing dwellings, with resiting sought for visual and environmental improvements, and as such meets with the criteria]
Strategic Policy 3 (g): To minimize environmental pollution to air, water and land.
Strategic Objectives—Resources—(d) p.118 IoM Strategic Plan: - (d) to support energy generation from renewable resources [this proposal seeks to use renewable energy for greater self-sufficiency, tbc at detailed]
Environment c) To encourage High Quality development throughout the Island. [This UNIQUE HEMICYCLE scheme, be assured, is envisioned to be of the highest standards of Quality, as expected on the Island.]
INCLUSIONS
Chartered Surveyors Report for Sycamore House Chartered Suveyors Report for The Bungalow (with comment on the extension used as Café)
Google Earth Ariel Imagery of the Proposal Site Photographic Survey of the Department of Transport Glen Duff Works Depot & Proximity to Existing Dwellings Preceding Examination of Relevant Planning Policy (as considered by the Applicant only) We trust the above have proved useful to you, in determining whether you can lend your support to the proposed.
Respectfully,
Mr. Bob Phillips
Mrs. Rosa Phillips
8 August 2009
Page 13 of 13
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