10 Planning Statement (Part 4 of 4)

10 NTS @ A3 PLANNING Planning Statement 280_Rollage-ny-Twoaie Rushen Mark O'Meara + Katie Newton horncastle:thomas a r c h i t e c t s + d e s i g n e r s Do not scale from this drawing • All dimensions must be checked on site prior to commencing works. Any discrepancy found between information given on this drawing and that given elsewhere or recorded on site shall be notified immediately to the project architect in writing. 20 Athol Street Douglas ISLE OF MAN IM1 1JA 01624 663 383 © Number Scale 16/03/2026 ISSUE The buildings were/ are clearly redundant, having been abandoned and lain derelict for a significant period; these kinds of barns no longer lend themselves to use for modern agricultural practices for the storage of equipment of the housing of animals. b) the building is substantially intact and structurally capable of renovation; The principle of structural capacity had been established in the previous applications and has been shown to be the case by the development of the larger barn and the stabilisation work undertaken to date on the house. c) the building is of architectural, historic, or social interest; As noted in Rushen Parish Commissioners’ Appeal Statement to the previous application, “this former farmhouse… …occupies a unique and very prominent location, being the last building before the hope moorland and hills to the north.” Further, the Planning Officer's Report for the application for the earlier scheme noted that “the existing buildings are Manx stone barns which have retained their character and quality and certainly have architectural interest significant to warrant their retention. Overall it is considered that the barns are worthy of renovation and conversion." d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not adversely affect the character or interest of the building; The proposed extension forms an infill link to enable them to function as a single house. See note 02.2 AMOUNT regarding the overall development areas, this principle was established in the previous approved applications. e) residential use would not be incompatible with adjoining established uses or, where appropriate, land use zonings on the plan; Residential use of this property would not be incompatible with the adjoining established uses or land use zonings and would ensure that the property is retained and restored, thereby making a continued contribution to the character of the Manx countryside f) the building is or can be provided with satisfactory services without unreasonable public expenditure There is a mains water connection in the roadway adjacent to the application site; the applicants, on the basis of the previous approved proposals, have also invested in bringing a mains electrical supply to the boundary of the site. The following policies are thought also to apply: STRATEGIC POLICY 1 Development should make the best use of resources by: a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and reusing scarce indigenous building materials The proposals re-use redundant buildings, bring an abandoned dwelling back into use, and carefully use the materials (existing and repaired stonework) employing appropriate traditional building techniques and materials such as lime mortar, plaster and render GENERAL POLICY 2 The proposals comply with the relevant parts of the policy: 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 he protected wildlife or locally important habitats on the site or adjacent land, including water courses Note that a preliminary ecological appraisal was issued with the previous application and the guidance included in the mitigation scheme has been followed during the first phase of development e) does not affect adversely public views of the sea f) incorporates where possible existing topography and landscape features, particularly trees and sod banks In particular, this has applied in relation to the vehicle access strategy to the site where, rather than destroying the adjacent sod banks to provide sufficient visibility from the field access onto the Sloc Road, the access has been formed across the adjacent field to the boundary lane 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 the 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 flooding m) takes account of community and personal safety and security in the design of buildings and the spaces around them (n) is designed having due regard to best practice in reducing energy consumption The replacement roofs will be insulated, at minimum, to meet the requirements of the current building regulations; the new timber frame structure will have high levels of insulation and air tightness; it is proposed to use wet-cast hempcrete in the small area of new wall and in all of the remaining new roofs (see note elsewhere for the benefits of this natural breathable and appropriate material); insulated lime plaster has been used on the traditional stone walls for the first phase and the further use of insulated lime plasters and renders will continue into the rest of the project. The water and space heating is proposed to be by a low energy Air Source Heat Pump. It was noted in the previous application that the applicants intend to install solar PV panels in the future via the 2012 Permitted Development Order. A ground-mounted solar array has been included in this application. See elsewhere for more detailed description. GENERAL POLICY 03 Regarding development permitted outside of areas zoned for development, in particular: (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest (see Housing Policy 11 - noted above) 9 recent view of works to walls of the house 10 view showing the small and larger barns during repointing work to the larger barn 11 work in progress • the gable wall of the house next to the Sloc Road with joints raked out, ready for repointing 9 10 11