Supplementary Planning Statement

0800055

RECEIVED On

14 JAN 2008

RECEIVED On

14 JAN 2008

respectfully submitted as:

SUPPLEMENTARY NOTES FOR THE ISLE OF MAN GOVERNMENT PLANNING COMMITTEE

consolidation of existing site permissions:

unifying site with replacement manx period-style house Sycamore House • Glen Duff • Lezayre • IM7 2AT Shykey Thie • Glion Duff • Ny'Ayrey • IM7 2AT Sought: Outline Approval in Principle | Compiled: January 2008

application summary

Objective

1. Replacement of unsightly, unconventionally shaped buildings - with traditional, attractive New Build.
2. Use of existing site footprint for the proposed New Build.
3. Incorporate existing permission for 2 Storey dwelling.
4. Removal of disjointed collection of buildings to create a home of character, an asset to the area, in keeping with the established precedent for country houses in the immediate surrounding area. [see photographs]

Addressing Possible Concerns:

'Over development of the site/countryside'

1. The site has established Commercial use - this proposal, in essence, seeks to minimize countryside & site impact to a more sympathetic Domestic use.
2. 3 separate off-road entrances, large car park, 2 acres, seclusion etc. - this ample site is well-suited to a larger country house, possessing both sufficient space and well-established trees.

'Area of High Scenic Value' [AHLVSS]

The findings of the Independent Inspector (Applic Ref No: 04/02113/B) established that this site is not one of AHLVSS - findings accepted by the DLGE Minister. Some of the reasons are cited below:

1. Disused Quarry, & Department of Transport Lorry Station 'Highway Board' & disproportionately large 'Salt Dome' directly opposite.
2. NO registered woodland or conservation area on site. Minus the protected Sycamore Tree, an asset, sympathetically incorporated into the landscaping (see plan) & site name.

'Visual Impact from the Road / View of Countryside'

1. Retention of the single-story linkage height (in the centre of the building), permits from the road, free & unhindered viewing of the surrounding countryside.
2. Selective Planting of additional greenery for proportionate screening. As many country houses have notably done along this Lezayre Road. Lessens and softens the building in it's natural landscape, from the road.

Addressing the 'Height' of the Proposed Roof

Proposed Roof Height in relation to Salt Dome (opposite site)

Dome, approx. 80 ft high, on the opposite side of the road.

Precedents of Country House Roof Heights in the Area

Country Houses in the immediate surrounding area, and in similar-sized plots of land, share this 'standard height' of the "Country House Roof" in Scale and Massing. [see photos]

Actual "REAL" Height (incorporating Road Level & Foundations)

Due to the natural sloping contour of land, the site of the proposed house 'falls' by approx 4 metres lower than the roadside. Meaning the roof-height is 4 meters less visible than it first appears on the plans.

Height of proposed Roof V. Adjacent Sycamore Tree

The historic Sycamore Tree, near the proposed roof is obviously significantly higher, thus aiding proportionality.

Furthermore, it provides natural screening of the roof (particularly when in leaf) and 'absorbs' the mass & volume of the building, when viewed from different perspectives.

Existing long row of 30 very high trees. (Northern Aspect)

This long established row / natural 'wall of trees' (the background silhouette to the proposed house) are again, notably far higher than the proposed roof. Therefore, they would completely screen the proposed house, when viewed from a northerly direction. This too, would further 'absorb' the volume of the building.

Leveling of the Roof's Pitch - Minimizing Impact

The proposed period-style roof, has been purposely further leveled & scaled down, to a minimum acceptable for a house of this kind, to further ensure it maintains relative modesty in scale.

Proposed Roof in the Natural Context

"When both the setting and proposed roof are viewed together, they do compliment each other. The roof is unassuming, even elegant, and by virtue of its secluded setting, it does not 'stand out', starkly, on its own, but is softened by surrounding established foliage"

Addressing the 'Scale' of the Proposed House

The Scale of the proposed house is explained by the incorporation of the bungalow annex, and existing planning permission (three-bedroom, two-storey dwelling and linkage).

This proposal seeks to increase the Mass by approx. 30%. Modest, in comparison to other recent developments in the surrounding area, most notably along the lines of the "farmhouse/cottage format" being turned into larger country homes - which are evident across the Islands landscape, and in this area [see photos].

"If this site did not have its existing permission (A three bedroom, two storey house with covered linkage walkway) the proposed new house may be perceived as overtly ambitious.

Whilst the fact remains that it does indeed hold this existing permission, it is for a further disjointed building on an already mismatched site. By building this, we would only be adding to the acknowledged haphazard look of this site.

So, we aim to redress this, together with the existing shoddy vernacular & unconventional site extensions, by replacing them entirely in favour of a fine country house, increasing aesthetic value to both the site and area."

OUR AIM IS TO WORK WITHIN THE CURTILAGE OF THE EXISTING FOOTPRINT,

TO MAKE THE BEST POSSIBLE USE OF THIS SITE, IN SYMPATHY WITH THE SURROUNDINGS.

Addressing the 'Need' of Proposed House

According to recent Treasury strategic plans & policy announcements (re: website/budget/Tynwald library) the need to attract individuals of a high net worth to the Island was identified as one of the departments key objectives.

Such individuals are sought to reside here, in order to bolster the Islands economy, reputation, and encourage growth in other affiliated sectors.

As such, there is a pressing need for suitable houses to become available for such individuals, a fact openly acknowledged by Government.

WE RESPECTFULLY SUBMIT THESE POINTS FOR THE COMMITTEES DUE CONSIDERATION Sincerely,

R.C Phillips

R.M Phillips

Sycamore House $\cdot$ Glen Duff $\cdot$ Lezayre $\cdot$ IM7 2AT I Shykey Thie $\cdot$ Glion Duff $\cdot$ Ny'Ayrey $\cdot$ IM7 2AT

(1) $=$ Existing Planning Permission for 2 Story Dwelling (2) $=$ Existing Planning Permission for covered 'Linkage' (3) $=$ Proposed Planning Application, for second storey. (1) $+(2)-(3)$ $=$ Consolidation of Existing Permissions : Proposed House

Most Evident Precedent

DEVELOPMENT OF $\underline{5}$ GROUPED NEW BUILDS COUNTRY / MANSION HOUSES

CHERRY TREE MANSION (ABOVE) $\triangle$

PLUS 4 NEIGHBOURING SIZEABLE HOUSES

Exceptional Mass - Volume \& Scaling

NO PRIOR 'NOTABLE' HOUSE(S) ON THE SITE

Highly Visable From Miles Around

(including to pedestrians \& traffic on Lezayre Road)

AREA OF SCENIC WORTH - PASTURE LANDS

HILL ELEVATED - STARK - INSUFFICIENT NATURAL SCREENING

HIGH PEAKED ARCHITECTURAL ROOFS

DOMINATING AREA OF TRUE COUNTRYSIDE

• SYCAMORE HOUSE -

THE PROPOSED

Realistic Mass - Volume \& Scaling

NOTABLE HOUSE + COLLECTION OF OUTBUILDINGS

SET BACK - LOWER DOWN \& SECULDED (Surrounded by established mature foliage and trees) COMMERCIAL AREA - Café, Highway Board Lorry Park Large Salt Dome. Etc.

SHELTERED - UOBTRUSIVE - AMPLE NATURAL SCREENING

SPEFICALLY LEVELLED MODEST 'PERIOD' ROOF

AESHETIC ASSET TO PSUEDO-COMMERCIAL DRAB AREA OF OTHERWISE SCENIC PARISH. {{image:459866}} *** Application 07/02369/B Further Expansion in Size of Cherry Tree Mansion (Swimming Pool \& Storage House)

Precedent

NEW \& RELATIVE RECENT BUILDS. <br> LARGE COUNTRY HOUSES <br> IN THE CLOSE SURROUNDING AREA

Volume $\circ$ Mass $\circ$ Size $\circ$ Roof Height $\circ$ Style

Churchtown, Kirk Christ, LeZayre (Map Figure 1) {{image:459869}}

• Former Pre-Fab Single Storey Accomodation $\rightarrow$ Sizeable New Country House $\mathbf{1 5}$ minute from Site

Lezayre Lodge, LeZayre (Map Figure 3) {{image:459870}}

• Former Modest House $\rightarrow$ Sizeable Mansion
• 1.5 minute from Proposal Site

SANDYGATE, ST JUDES (Map Figure 5) {{image:459871}}

• Former Modest House $\rightarrow$ Sizeable New Country House
• 7 minutes from Proposal Site

Kneales Corner, LeZayre (Map Figure 2) {{image:459872}}

Under Construction 2008 ■ 200\% Inerase in Size

• Former Manx Cottage $\rightarrow$ Sizeable New Country House
• 1.5 minute from Proposal Site

BALLA, St.JUDES (Map Figure 4)

• Former Modest House $\rightarrow$ Sizeable Mansion
• 5 minute from Proposal Site

The Crossroads, St Judes (Map Figure 6)

• Former Modest Dwelling $\rightarrow$ Sizeable New Country House
• 5 minute from Proposal Site

PRECEDENT NEW \& RELATIVE RECENT BUILDS. LARGE COUNTRY HOUSES IN THE CLOSE SURROUNDING AREA Volume $\circ$ Mass $\circ$ Size $\circ$ Roof Height $\circ$ Style

Close Ny Mona, Glen Duff, Lezayre (Map Figure 7 )

• Former Manx Cottage $\rightarrow$ Sizeable New Country House
• $150 \%$ Increase Living Accomodation
• Next to Proposal Site

Under Construction further 'Barn Style' living accommodation

Glen Duff House, Lezayre (Map Figure 8)

• Former Manx Cottage $\rightarrow$ Sizeable Country House
• $150 \%$ Increase Living Accomodation, Tennis Court Etc.
• Next to Proposal Site

Granted Permission (Luxury Commercial Dog Kennel Complex)

• PERIOD VENACULAR of LARGE HOUSES NEAR the PROPOSED SITE $\cdot$

NEW \& RELATIVE RECENT BUILDS. LARGE COUNTRY HOUSES IN THE CLOSE SURROUNDING AREA Location of Properties shown in Photographs

Key

• Churchtown, Kirk Christ, Lezayre (Figure 1)
• Kneales Corner, Lezayre (Figure 2)
• Lezayre Lodge, Lezayre (Figure 3)
• Balla, St.Judes (Figure 4)
• Sandygate, St Judes (Figure 5)
• The Crossroads, St Judes (Figure 6)
• Close Ny Mona, Glen Duff, Lezayre (Figure 7 )
• Glen Duff House, Lezayre (Figure 8)
• ChERRY TREE MANSION \& OTHERS, LEZAYRE (Figure 9)

$+=$ Site of Proposed House

1: 30000 Scale One Grid Square $=1$ Kilometre 2004 Harvey's Isle of Man Map

Southern View 300 Metres Directly Opposite Proposed Site. These Photos are only included to demonstrate the Scale, Mass, \& Volume.

View from West-East Direction

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