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3407/25/8.1.1/RC 2nd February 2026 Planning and Building Control Directorate Department of Environment Food & Agriculture Murray House Mount Havelock Douglas Isle of Man IM1 2SF Dear Sirs
Re: Demolition and Replacement of Collinson Cottages (formerly Mannin House) to Provide Accommodation Ancillary to Collinson House, No.2 and 3/4 Spaldrick, The Promenade, Port Erin.
Proposal: Demolition of the existing terrace known as Mannin House, No.2-4 Spaldrick, The Promenade, Port Erin and replacement with a new three storey building to provide ancillary accommodation to Collinson House, off street parking, lower external terrace hard landscaping and rear lawned garden with new walling to plot boundary.
Address: Mannin House, No.2 and 3/4 Spaldrick, The Promenade, Port Erin.
Please find enclosed a copy of the following drawings in respect of an application to seek planning approval re the above project which has been submitted electronically:
CA-3407-001 - Location and Existing Site Plan CA-3407-010 – Proposed Site Plan Rev B CA-3407-050 – Existing Plans, Elevations & Sections CA-3407-100 – Proposed Floor Plans Rev B CA-3407-200 – Proposed Visuals Rev A CA-3407-300 - Proposed Elevations & Sections Rev B B504-LS-01 – Topographical Survey 25010-KCE-XX-ZZ-T-S-00001-P01 Structural Report Planning Statement and Supporting Information
This application seeks to demolish the existing vacant terraced building that is presently is a state of disrepair and proposed to replace this with a sensitively designed replacement building that takes design cues from the existing and surrounding properties.
The extent of the new building is limited to the footprint of the existing, maintaining much of the below ground structure of the existing terrace to the Spaldrick elevation. The massing retains similar proprtions to the existing with accommodation over three storeys, accommodation is provided at lower ground level and within the roof space to retain the small domestic scale of building reflective of the existing development.
Design Development: Initial proposals considered the retention of the existing terrace for refurbishment and reuse, however, given the poor structural condition of the building together with the limited head space within both the lower ground level accommodation and loft space accommodation this proposal was both unfeasible and unsuitable given the constraints imposed by the existing structure.
Consideration was therefore given to a full demolition and replacement to provide a structurally safe building that can meet with current standards expected of modern developments. The replacement building proposed three storeys of accommodation. This footprint of the existing building was extended at lower ground level to provide an enlarged basement level accommodation whilst ground floor accommodation opened up onto a roof terrace to the south at street level. Large roof dormers to both the front and rear elevations provided day light and views from the first floor accommodation that extended to the full extent of the roof space.
Front and rear model views of the initial replacement building proposals
The full removal of the existing building, together with a change in footprint, would have necessitated extensive ground stabilisation works to allow for new retaining structures to be provided. This approach was considered as overly excessive and a refined solution to simplify construction would be preferred.
Proposed Solution: The developed proposal, as submitted for approval, looks to maintain the original retaining structure to the north and east facades of the building up to existing ground level along Spaldrick, with new structure proposed directly above using modern construction and materials. This approach maintains the original footprint and building shape to the public facades. Three traditional bays are proposed to the main frontage, reflective of the existing terrace. The roof includes for sprocketed eaves, again a reference back to the original and to the adjacent Collinson House. The roof form is kept simple and clean, dormers have been omitted to maintain this clean form and the reduced domestic scale of the building. Small masonry bays are proposed to the north gable and rear façade with arched head windows, providing balance and visual interest. Material finishes are kept simple to compliment the form, with smooth painted render and tiled roof replicating the existing and surrounding structures.
Front and rear model views of the proposed development
The proposed development provides enhancement and new life to an otherwise vacant and underused urban site whilst providing a sympathetic design inkeeping with the surrounding character and historic aesthetic.
I trust that the above and the attached clearly demonstrate the development of the design proposals and the benefit that this development would provide to the site and surrounding area. Should you require any further information please do not hesitate to contact me.
Yours faithfully
Rob Collister
Enc: As set out in the body of the text
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