Planning Statement In Support Of An Application For Rerendering Of Existing Dwelling, Taruman, Bradda West Road, Port Erin Im9 6Pl
A photograph of a large detached house with mixed exterior finishes, showing brown pebbledash and cream render, viewed from behind a stone wall.
1.0 INTRODUCTION
1.1 Taruman is an existing semi detached house which sits on Bradda West Road facing south. Taruman is one of a number of semi detached dwellings which sit on the northern side of Bradda West Road. The dwellings are not identical but there is a certain rhythm in the various pairs of properties with only two detached dwellings in the row.
Properties to the south west of Taruman
A street-level photograph showing a row of residential houses in Port Erin, with the house on the right featuring grey pebbledash rendering. Vehicles are parked on the street in the foreground.
Calf View, Muirfield, The Hollies and Taruman (with the scaffold)
Taruman, Mafeking and Manchester House
A street-level photograph showing a row of large detached houses in a coastal setting, with scaffolding erected on the right-hand property.
Thie Cronk, Creg-ny-Shee, Tiromoana, Hillcrest and The Gables
1.2 Taruman and its adjoining neighbour, The Hollies, are both three storey dwellings although not identical. Taruman has a two storey angled bay on its front elevation, offset to the right whereas The Hollies has a three storey bay with a hipped roof sitting slightly lower than the main ridge.
1.3 The Hollies is finished in brown dashed render with bell mouth drips above the ground and first floor window lines. Taruman by contrast has a roughcast render finish with smooth white banding around the windows and red brick quoins up the corner of the front and side elevation which continue into the chimney above.
1.4 There is no consistency of finish within the streetscene with a number of properties having pebble dash, others their original smooth render, some having their original banding and brick quoins retained but the majority having lost these features over time. Mafeking and Manchester House for example, which sit immediately to the right of Taruman, have a light coloured pebble dashed finish but have retained
A street-level photograph showing a row of terraced houses, focusing on a white house with a large bay window and a yellow house next to it, with cars parked on the street.
the moulding above the windows and the brick quoin detailing on the front corners as may be seen below:
A photograph of a large, multi-story residential building featuring pebbledash rendering, white window frames, and a balcony. A ladder leans against a wall in the foreground amidst green bushes.
2.0 PLANNING CONTEXT
2.1 The site lies within an area designated as Predominantly Residential on the Area Plan for the South. It lies within the settlement boundary marked on this plan and is not within any existing or proposed Conservation Area. The building is not Registered and there are no trees, registered of otherwise, within the site.
2.2 The site is not shown as being at risk from any flooding on the national flood risk maps.
2.3 As such, there should be a presumption in favour of residential development here in accordance with General Policy 2 of the Strategic Plan which sets out a series of criteria which should be met:
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption.
2.4 There are also policies which encourage good design and a positive impact on the character and appearance of our environment - Strategic Policies 3, 4, and 5 and Environment Policy 42.
2.5 The Residential Design Guide also provides further guidance on design and how development may result in an enhancement of our Island. The following are considered relevant excerpts therefrom:
1.2.3 All planning applications will be judged on their own merits, taking account of the likely effect on neighbouring properties and the character of the building or street.
4.1.6 All extensions and alterations, particularly those incorporating modern design approaches, should be considered holistically with the original/main building and its setting in the landscape/townscape to avoid an awkward jarring of materials and forms. However, well judged modern designs using contemporary and sustainable materials will be welcomed, as the Department does not wish to restrict creative designs where they can be integrated successfully into their context. Such approaches, where well designed, can serve to both improve the sustainability of buildings and significantly improve the appearance of buildings to the general benefit of the streetscene.
5.3.2 Consideration should be given to the relationship between the new building/extension and surrounding properties/the original part of the building. For example, matching the brick/stone/render and colour/type, the mortar joints and continuing string-courses or continuation of plinths, string courses, decorative brickwork, bargeboards, and fascias.
5.3.5 Planning approval is required for the alteration of the external finish of a building (i.e. rendering over a Manx stone finish or pebble dash to a render finish).
5.3.6 Generally, the Department would seek the original finish of the building being retained.
5.3.7 On the Isle of Man traditional buildings are normally finished in painted render or traditionally laid Manx stone finishes. In addition, any original decorative detailing should be retained, otherwise the architectural interest of a property can be significantly affected.
3.0 THE PROPOSAL
3.1 Proposed is the re-rendering of the existing external finish of the property. The existing render will be retained and a 3mm render silicon render system applied on top, an example of which is provided below.
A photograph taken from inside a vehicle showing the white rendered exterior of a two-story detached house with grey window surrounds and a low stone wall at the base.
3.2 The existing white smooth bands around the windows will be replaced to match the existing. The brickwork quoins however, will be rendered over. As the new render system will add further depth to the finish, retaining the brickwork quoins is not possible or practicable. The brickwork shows evidence of allowing water penetration and the rendering over of it will resolve this weakness in the current external finish.
3.3 Like The Hollies, bell mouth drips will be introduced between ground and first floors and between first and second floors to assist with water run off.
3.4 The new render system will be an off white/cream colour with contrasting white render bands around the windows.
4.0 PLANNING HISTORY
4.1 The property has been the subject of two previous applications, one for installation of uPVC framed windows (98/01343/B) and the other for an extension to the side of the property (04/00452/B). Both were permitted.
4.2 Whilst many of the properties in the row have a dashed render finish, which is unlikely to be the original external wall treatment, no planning applications have been found for this work.
5.0 PLANNING ASSESSMENT
5.1 The proposal will renew the existing finish on the property and in itself is considered to be faithful to the character and detail of the existing property which has such a finish.
5.2 Whilst the banding around the windows will be retained the brick detailing on the corner whilst interesting features of the building, are impractical to retain due t the increased depth of render. The brick quoins also are thought to be the case of water penetration inside the building and the rendering over of them will resolve this issue.
5.3 The character of the streetscene is formed not by the detailing of each individual property, as many have lost their original finish, banding and quoins, but by the rhythm of the pairs of properties and the general similarity in height and proportion although a closer inspection reveals that many of the pairs have differences such as colour of finish, shape and presence of dormers, inclusion of banding and brick quoins, presence projecting bays and nature and texture of wall finishes.
5.4 These differences are not considered detrimental to the character of the street and add to its character which has been retained despite the more modern application of wall finishes.
5.5 What is proposed will provide an effective and attractive external finish which in all but the brick corner quoins will replicate what exists but in a longer lasting and weatherproof manner.
5.6 We would submit that the works will have no adverse impact on the character of the property or surrounding area and will enable the modernisation of this existing character property for the benefit of those who live within it and those who may see it within the streetscene.
5.7 We believe that the works comply with General Policy 2, Strategic Policies 3, 4 and 5 and Environment Policy 42 and the spirit of the guidance in the Residential
Design Guide in not significantly altering the architectural interest of the building. The works will modernise an existing property and retain almost all of its original features, within a streetscene where many of the individual buildings have been altered over time and some of their original features lost, but the overall character remains intact.
Sarah Corlett 17.02.26
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