APL Planning Statement

12200435

Application for Full Approval

for an Extension to a Dwelling at Nancy's, Ballaglonney Farm, Ronague Ballabeg, Arbory, Isle of Man IM9 4HG

Planning Statement

(Please read in conjunction with documents as per attached issue note)

1 Introduction

This statement has been prepared in support of an application for Full Approval for an extension to a dwelling on a site traditionally known as Nancy's. It seeks to identify and explain the various factors considered relevant.

This application follows on from an earlier submission (PA15/00448/B) for the Refurbishment and extensions of existing Tholtan to create a dwelling, which was approved by official notice dated 25 August 2015.

2 Site

The site is all as shown on drawing SP1 and corresponds to the note regarding residential curtilage included in approval notice $15 / 00448 / \mathrm{B}$ with the exception that it excludes the access road which has already been formed as part of the earlier approval. The attached photographs (Appendix 1) taken in March 2022 show the building as existing and capable of being renovated as again required by the earlier approval notice.

3 Planning Policy

The approval granted under planning application 15/00448/B has been taken up by the construction of the access road such that Nancy's can now be deemed to be a dwelling. Following the initial approval estate agents were consulted and their advice was that a two-bedroomed dwelling in this situation was not viable. They recommended a three/four bedroomed unit be designed. The 1868 Ordnance Survey map (Appendix 2) shows various additional outbuildings. For the present only the stone house remains but this earlier map gave direction as to how the building could be extended Planning Circular 1/88 Residential Development - Houses in the Countryside is considered to be the relevant legislation. In particular clause 9 which states "Sympathetic treatment, alteration and redevelopment of dwellings in the countryside will generally be accepted..."

The footprint of the building approved under PA15/00448/B for the Refurbishment, restoration and extension of the existing Tholtan to form a dwelling house, was c. $99 \mathrm{~m}^{2}$. The footprint of the scheme now proposed is c. $130 \mathrm{~m}^{2}$, a $32 \%$ increase, albeit there is also an increase at first floor level.

5 Precedent

There are examples of permission being granted for either the total renewal of a former structure or a substantial extension to a former dwelling. These include: PA 19/01383 - Erection of a replacement dwelling with associated curtilage and vehicular access

PA 19/00875/B - Alterations, erection of a replacement dwelling and change of residential curtilage.

6 Access

The access road to the Tholtan has been constructed albeit with the link to the farm road realigned as approved under PA18/00907/B

7 Car Parking

Car parking and vehicle turning arrangements are shown on the site plan. The site of a future garage is also marked, in line with the 1868 layout.

8 Services

As previously agreed the various service authorities have been contacted and have confirmed that services are available to the site. However it is envisaged that, where appropriate, alternative sources will be utilised (see Detailed Design).

9 Detailed Design

The design follows on from the earlier scheme. It recreates the appearance of the two storey Manx cottage but now with an adjacent barn. Incorporated into the final design will be various features including:

Envelope with u-values as required by/better than building regulations (utilising green building techniques including locally sourced timber for external cladding)
Air tightness as required by/better than building regulations
Solar panels and photovoltaic slates
Ground source heat pump (although the well could be utilised for this facility)
Ventilation to include heat exchanger and heat recovery systems
Rainwater harvesting
Waste water saving systems eg composting toilets or the like
Energy saving fittings and appliances and water saving fittings.

10 Conclusion

The Island Plan proposed by the new chief minister highlights the "housing crisis" and also pledges to put into place an "action plan" for climate change transition. The proposed scheme for the site of Nancy's meets both these objectives. The scheme as proposed echoes the appearance and general massing of the earlier approved design so as to meet the requirements of Planning Circular 1/88, while at the same time adopting a (considerable) number of the energy saving features to "future proof" the property. We would ask therefor that approval is granted for what is a forward looking approach to extending a traditional dwelling.