Housing Policy Compliance Statement

Department of Infrastructure, Planning & Building Control Division, Murray House, Mount Havelock, Douglas, Isle of Man 1M1 2SF For the attention of Miss Laura Davy

Dear Laura,

Project: Extension to a private dwelling and replacement windows At: Stuggadhoo, St. Marks Road, Braaid, Isle of Man 1M4 2AJ Applicant: Mr. William & Mrs. Nikki Bregazzi Planning No: 12/01196/B

Further to your email dated 19th September 2012 regarding the above application, I have pleasure in enclosing additional information to support our application.

I hope that this responds to your query and is sufficient for you to complete your planning report. Please do not hesitate to contact me should you require additional information or wish to discuss any other aspects of this application. Yours faithfully,

Samuel T Samson BA Dip Arch

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DEPARTMENT OF INFRASTRUCTURE PLANNING AND BUILDING CONTROL DIVISION Town and County Planning Act 1999 Jacq and Officer Initials

ADDRESS

SANE COURT

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THE WORKSIDE

PARK ROAD PORT ST. MARY ISLE OF MAN 1M9 2HG TEL: (01624) 937545 [email protected]

Additional information to support application ref: 12/01196/IR

Alterations, erection of a single and two storey extension and installation of replacement windows to a dwelling at Stuggadhoo, St. Mark's Road, Braaid, Isle of Man IM4 2AL

Further to the above application, and in response to queries raised regarding compliance with Housing Policy 11 of the Isle of Man Strategic Plan, we have provided the following supporting information.

The main query concerns compliance with the policy statement - 'further extension of converted rural buildings will not usually be permitted, since this would lead to loss of the original interest and character'

1. History.

The original barn conversion was approved in 1993 (P.A. 93/0515). An application for a further extension in 1999 (P.A. 99/1813) was refused and this was upheld at Appeal.

The current owners have owned the property since 2006 and have submitted this recent application following pre-application advice from the planning officer.

2. Original Conversion.

In order to assess if the current application results in a loss of the original interest and character of the barn we have looked at the drawings submitted in 1993. Unfortunately there appears to be very limited information on file showing the original plans or elevations of the barn apart from a dotted outline shown on the proposed elevations. We have attached a copy of our own drawing which shows the extent of the original building as far as we can ascertain. This shows that it was a small single storey stone outbuilding of approximately 57 sq .m

We note that the current Housing Policy 11 states that:- 'Conversion of existing rural buildings into dwellings may be permitted, but only where: d) The building is large enough to form a satisfactory dwelling, either as it stands or with a modest, subordinate extension which does not affect adversely the character or interest of the building'

The conversion in 1993 involved the raising of the original barn walls and roof to provide new first floor accommodation thus doubling the original floor area. The creation of new doors and window openings has been difficult to assess, but the resulting treatment is uniform and domestic in appearance. Furthermore a substantial two storey extension was also added, complete with a linking entrance hallway, which doubled the floor area again. The total floor area now being approximately 233 sq .m . as compared to the original 57 sq .m . The overall appearance of the extensions and alterations to the barn were very domestic in appearance and completely dominated the original building.

We understand that the purpose of the current housing policy is to protect the character of the original barn. However, if that character has already been lost by the original development nearly 30 years ago then we believe the policy is no longer relevant. Although forming a pleasant rural building, the approved extensions of the original conversion were not of a modest size or subordinate to the original agricultural building. We believe that this property does not comply with the requirements of a converted rural building and should therefore no longer be considered as such.

3. Comparison with the previous application for extension (P.A. 99/01813).

In considering our current application it is important to compare the differences and benefits over the earlier application for an extension that was submitted by the previous owners in 1999 and refused. We have looked at the proposed drawings for that scheme and agree with the planning report at the time, in that the design substantially increased the bulk and massing of the dwelling and that this was not in character for a building in a rural location.

In comparison, our current proposal provides a compact floor plan with the new extension located to the rear of the property to minimise the visual impact from the surrounding area and from neighbouring properties. Sufficient areas of stonework have been retained, especially to the gable facing the entrance driveway, so that the character of this rural building is retained. The design received support following meetings with the planning officer prior to submitting the application, and we have received no objections from the neighbours or the Commissioners.

The current applicants have owned the property for six years, and have over that time acquired surrounding land and stables for their horses. Their intention is that this house will be a long term family home for them and their two young children. As such they wish to invest in the property and address certain issues:-

• Although fairly substantial in appearance the existing building provides very limited accommodation on the ground floor. Excluding the entrance hall and utility areas there is only a lounge and kitchen. The addition of a garden room will provide much needed extra space for the requirements of a modern 4 person family.
• The current design of the house is split into two distinct sides separated by the hallway. The new extension will provide a centralised core of living accommodation and benefit from the rural views out to the rear of the property.
• The guest bedroom on the ground floor will provide self-contained accommodation for the applicants close family when visiting from the U.K. The room would also double up as a home office or quiet study area.
• The stonework of the original barn alterations, especially the west facing gable, suffers from extremely exposed weather conditions and is a constant source of damp penetrating into the internal walls. Providing a new waterproof render to the most exposed areas of stonework would overcome this problem and improve the quality of the living conditions.

1. Summary

Housing Policy 11 of the Isle of Man Strategic Plan does not fully exclude further extensions to converted rural buildings, but states that such work would not usually be permitted as it would lead to loss or reduction of the original character of the building.

We hope we have demonstrated that the character of the barn has already been lost when the original conversion was carried out, and that the restrictions imposed by the housing policy are no longer relevant.

The current application provides a much improved living environment for this family home, while still maintaining the character of a rural dwelling where the overall massing and scale are in keeping with the area and neighbouring properties.

S.T. Samson B.A. Dip.Arch Samson Design Limited, The Workshop, Park Road, Port St. Mary Isle of Man IM9 5HQ

16th October 2012