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The following evidence argues the case for upholding the Planning Committee's decision to justly grant approval for the erection of two replacement Manx Farm-style dwellings, each in 1 Acre. (circa. 2 Metres below Road Level), replacing the commercial restaurant \& two legal dwellings of surveyor-certified poor condition.
This would superceed the site's previously approved Mansion House Estate Scheme (08/00055/A), which the Commissioners prefer, but which the applicants consider inferior to two more locally appropriate replacement-of-existing Manx dwellings.
a) As the previously approved plans indicate, permission was granted for a substantial Main House, of classic design. This is our reasoning for the first of the two proposed dwellings.
The second is proposed with the following reasoning: - It is a square footage incorporation of a number of buildings (from the previous approved scheme). Primarily, the large Pool/Gym Leisure Complex to the left, and the adjoining separate 3 Bedroom Guest Cottage.
Furthermore, the incorporation includes two sizeable \& separate outbuildings. Firstly, the Barn: - incorporating Stabling, Tack, Gardeners Office, \& Triple Garage.
Secondly, the Home Office: - incorporating Artist's Studio. Both Outbuildings have a collection of Windows \& notably, both have a WC /Kitchenette facility.
Latterly, there would be the incorporation of the considerable 'Concrete Block Walls' leftover from the previous Mansion's formal garden scheme.
a) Please Refer to Document 1. Which contains Comprehensive Evidence from a variety of Official Bodies. Pertaining as to the use of "The Bungalow" as a separate
Proposal Information Document
Two Proposed Dwellings in 1 Acre each.
21
Sycamore House & The Bungalow (+ Tearooms)
Glen Duff, Lezayre
dwelling. CERTIFICATE of lawful use was obtained, ironically unanimously approved by the appealing party (the Commissioners) - and is enclosed as true.
b) In the Legal Deed Plan of 1990 (included in Doc.1) the current Site was formerly Three Separate Plots (Plot 1: Laurel Mount Cottage, Plot 2: The Bungalow, & Plot 3: Inafield Workshop Studio) prior to our purchase, all three were owned by different people, and each still has its separate registered address.
a) The third plot, (Inafield, Glen Duff, Lezayre, IM7 2AT) consists of Workshops & Hard-Standing Cark Park of circa. 1 Acre. Historically, it has always been identified as both Separate & Commercial.
b) Today, it houses a small Wine Store & Office. It serves as the Registered Office of the company: Alcohol Free Wines Isle of Man. See 'Certificate of Registration' (included in Doc.1)
c) The "Inafield" Property & Address has its own Deed of Conveyance of 1974, Revised 1989 (included in Doc. 1) which states, amongst other matters: - ".....Mr Andrew Childs of Inafield, Glen Duff, Lezayre", .... with the workshops and all other buildings thereon erected ...."
d) Email Correspondence from the IoM Post Office (included in Doc.1) state that Inafield has been a registered delivery point since before Post Codes even began.
a) As the above illustrates, the site is, and always has been, an unusual exception to the norm. It is both a Site of Commercial Activity & Domestic Living, with dwellings and numerous separate buildings.
b) There is a large Concrete Base (approx. 8m x 12m), leftover from a former Cabinet Makers Workshop.
c) Additionally, the Site already operates two separate, Private Drainage Systems. d) Evidently, the Site has become something of an Eyesore, with its disjointed collection of ill-designed Flat Roof Extensions and anomalies of Outbuildings, some repaired with unattractive Plastic Sheeting. e) In essence, this Scheme aims to improve this section of the Hamlet of Glen Duff, by removing Commercial Activity on this side of the A3 road. Directly opposite the Proposal Site, this part of Glen Duff is already marred by the towering Salt-Dome \& intensive Lorry Depot of the Highway Board. Any atheistic improvement to the Proposal Site would be a significant visual improvement to this section of the Highway \& Parish. f) Unique on the Lezayre Road, this Site has existing Three Separate Entry/Exit Points, together with large visibility splays. g) We submit that this Site be considered uniquely suitable for re-development into two Executive Homes, the precedent of which, has been already established along this road - once all buildings \& paraphernalia on the Proposal Site are cleared, with additional indigenous planting \& landscaping to follow.
a) 'Area of High Scenic Value' [AHLVSS]? NO
The findings of the Independent Inspector in case (Ref. 04/02113/B) established that this site is NOT one of AHLVSS - findings consequently accepted by the DOLGE Minister, see additional inspector comments on the eyesore opposite the application site (ie. Glen Duff Lorries Highways Board Depot \& Glen Duff Salt Dome) b) NO Registered Woodland or conservation areas exist on site. Minus the protected, mature Sycamore Tree, an asset, sympathetically incorporated into the proposed landscaping, forming a natural division, and providing effective screening between the two proposed dwellings.
Application No.: 07/02136/REM Erection of a 6 Bedroom Gentleman's Residence, in approx. 1 / 3 Acre. Triangular Plot of Land (The Vicarage Garden) The Vicarage, Churchtown, Lezayre. Case Officer: Mr. A Holmes 19th February 2008
Extracts taken from "Officer's Report" (Assessment Section) : a) "...Previous planning application 04/00691/A is a significant material planning consideration. Our Response: We submit that the previous on-site application 08/00055/A is also a significant material planning consideration, in light of the number of buildings and overall size. b) "Effectively due to this extant planning approval, the principle of residential development on the application site has to be said to be established. It therefore, only remains necessary to assess the specifics of the proposed..." Our Response: The same is applicable of our Proposal Site, proportionate development in relation to the sizeable previously approved scheme, and the certificate \& deeds for 2 existing dwellings. c) ...Given that the natural screening provided by existing trees around the application site, it is concluded that the impact of the proposed dwelling is acceptable. Our Response: We submit that the same is applicable to our site, if not more so, in light of the recent additions, and further proposed, including wildlife/bird corridors, in light of the applicants own wishes to be stewards of the countryside. d) The size of the proposed dwelling is appropriate for the size of the applicant site and levels of associated amenity space are accordingly acceptable." Our Response: Our two replacement Manx farmhouses are of proportionate, average size, and are appropriate for the context of this applicant site, ie. the associated amenity spaces being 1 Acre per dwelling. More than adequate when compared to, as in this precedent's instance (no.1) being a 6 Bed house in far significantly less.
Appeal No: 2429 Application No.: 04/1179/A Erection of a 4 Bed Modernist Residence \& Garage Field 134303 (The Applicants Garden) Loughan-e-Yeigh, The Garey, Lezayre.
Mr. David Ward Bsc.(Hons) CEng MICE FIHT (Independent Inspector). Extracts from the Planning Appeal Report - 15th February 2005. P.3, Section 12 " .... The application site is not in an area zoned for residential development, nor is it required to serve an agricultural holding. It is thus contrary to these well established policies, and to permit it would potentially establish a precedent for similar ...developments elsewhere." Our Response: Mr Harland (the applicant for Precedent 2) has subsequently obtained approval, and built a new house adjacent to his current house, in a part of his garden. Therefore establishing the precedent of two dwellings, where before, there was only one. This Appeal deals with the replacement of 2 existing, certified, deeded separate dwellings, distributing them more proportionately at the centre of 1 acre each, and being far more traditional in appearance. P.4, Section 20 " .... It seems to me that to allow the appeal proposal on these grounds would open the way to many exceptions to the policies which limit development in the countryside..." Our Response: This comment suggests that closer examination of the suitability of each individual site; is required, when considering building in the countryside. Our Site, is an example of this, and should be given special consideration due to its rare status as a dual commercial/domestic entity - that clearly puts it at odds, with the standard definition of "Countryside". Irrefutable evidence (deeds, certification) exists for the existence of 2 dwellings on site; this means the appealed scheme meets all the Isle of Man Strategic Plan's aims under Housing Policy 14.
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