Planning Justification Statement

6.04 The roof line of the proposed extensions are similar to that of the existing rear extensions and with the introduction of a central minimal contemporary glass link and gable ends to the west and east elevations provides a break in the general roof line of the proposals to such an extent that even though the proposed extensions extend a further 1800mm northwards into the rear private garden both the proposed west and east elevations appear less in length than the double duo-pitched roof design with central secret gutter approved under the previous planning application number 12/00476/B.

7.00 RELEVANT PLANNING POLICY:

7.01 The proposals fall within Housing Policy 15 of the current Isle of Man Strategic Plan, extract copy attached below;

Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally well permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).

7.02 As described above the proposed extensions respect the proportion, form and appearance of the existing original dwelling. The existing dwelling is a 5 Bedroom extended property with rear extensions that could be considered poor form with little regard to the original traditional dwelling. The rooms are small compared to modern day living requirements and the internal flow of the existing dwelling is ill thought with inner rooms leading to other rooms. The proposed extensions provide a 5 Bedroom property with improved, modern living accommodation taking full advantage of the site orientation and private gardens to the rear, providing an extended property that respects both the original dwelling and provides a complimentary overall cohesive design with a contemporary twist.

7.03 The overall floor area increase which is visible above the ground level falls within the accepted 50% ruling, (34%), see paragraph 6.02 above. The existing extended property has a total floor area of 277 square metres with the total floor area of the proposed extended/re-modelled property, including the increased basement level, equating to 528 square metres resulting in a 90% increase in floor area.

7.04 If the increased basement level, which creates no external visual impact, is omitted from this calculation, the floor area of the proposed extended/re-modelled property would drop to 370 square metres which would result in a 34% increase in floor area, as previously approved.

8.00 PLANNING HISTORY:

8.01 14/01/195/B: Demolition of existing rear extension and erection of a replacement two storey extension, together with erection of a detached double garage- Approved 26th November 2014.

8.02 12/00476/B: Demolition of existing rear extension and erection of a replacement two storey extension, together with erection of a detached double garage- Approved 16th May 2012.

8.03 08/00180/B: Installation of replacement windows and doors- Approved 10th April 2008. 8.04 06/00681/B: Replacement of existing lamp post unit with a traditionally styled unit- Approved 14th July 2006. 8.05 05/00929/B: Erection of a public shelter and flagpole- Approved 15th September 2005

8.04 91/00157/B: Alterations and extensions to form living accommodation and double garage/ off-site parking provision- Approved 22nd July 1994.

9.00 PROPOSED GARAGE OUTLET: The overall size, height and location of the proposed double garage outlet has not changed from that previously approved under P.A. No- 12/00476/B. The general door/window fenestration has also not altered from that previously approved. The only alteration is the proposed external wall finish which we are now proposing to be finished in a through colour render system to match that of the existing original dwelling and proposed rear extensions.

10.00 CONCLUSION:

• The proposed application provides the applicant/owner with an extended and re-modelled property that meets their requirements for “light and airy”, improved modern living accommodation that meets today’s current standards.
• The external appearance both respects and improves the original existing stone dwelling located to the south/south-west of the site. The extensions provide traditional elements that take inspiration from the traditional form of the existing dwelling, but also provide contemporary elements that provide a sufficient contrast to allow the original dwelling to be appreciated within its own right, but also provide a more rational design that works in a more harmonious manner.

• The proposed extensions take into account two important elements of the proposed site. Firstly the site orientation allowing the southerly natural sun to enter the open plan living accommodation, located to the north of the site, via the introduction of a glass contemporary link and associated glass gallery landing. The proposals also make full benefit of the private rear garden areas, again located to the north of the site. The clever positioning of the larger contemporary glazed areas make full benefit of these two elements which are both missing in the existing extensions built in 1991 and the recently approved extensions approved under P.A. No- 12/00476/B.

• The proposals allow for the removal of the existing “poor form” traditional rear extensions, approved and built in 1991. These existing extensions only afford poor internal living accommodation and externally provide little architectural merit or benefit to the original dwelling and in fact have a negative effect taking away the very traditional form of the original property.

• The proposed extensions “respect the proportion, form and appearance of the existing property” which complies with the relevant planning policy- “Housing Policy 15”.

• The increase in floor area of the proposed accommodation above the ground level remains unaltered from that previously approved at 34% increase which falls within the recognised 50% ruling stated in Housing Policy 15. The amended proposals including the increased basement level equates to a 90% increase with the enlarged basement level of 158 square metres being set below the existing ground/garden levels and not adding to the visual appearance or overall external massing when viewed from any public vantage point than that previously approved.