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1864/09/8.8.1/ALD
3d June 2009
Address: Cronk Breck, Benehara Road, Andreas.
Applicant: Mr and Mrs Stephen A. Caley
The site is located within a self-contained smallholding, accessed by a privately owned private lane which is flanked on both sides with traditional hedgerows and trees. The proposals involve the demolition of all existing residential buildings on the site which comprise: an original two-storey farmhouse with two subordinate extensions, one of which as a very poor form garage unit. Together with outbuildings which form storage, one of these is split into three smaller units and one is under a large mono-pitch roof and is used as a garage with three further storage areas set within. In addition there are two large concrete hard standings which have formerly afforded support for buildings which have been recently demolished; these are ugly and poor in form. Within the garden there are seven domestic greenhouses which have fallen into a state of disrepair and it is proposed to remove these as part of the works.
The garden area is very overgrown with brambles and self-seeded sallies, it is not possible to fully define the extent of the former fruit area without extensive stripping back.
There are a significant number of mature trees which have been identified to the best of our ability (due to the overgrown nature of the garden it is not possible to account for each one), it is proposed to retain the majority, however a number are identified on the site plan for removal. Some of these are proposed in the location of the proposals whilst others are to be cleared to allow neighbouring specimens to flourish. As an on-going process it is proposed to introduce a 'small woods scheme' as supported by DAFF. The area for this has yet to be agreed.
There is an overhead electricity supply and telecom service into the existing property it is proposed to relocate these locally below ground.
The gross internal area of the new house is equivalent to an increase of $90 \%$ of the gross external area of the existing house and ancillary accommodation.
Existing residential built fabric $3694.17 \mathrm{ft}^{2}$ or $343.2 \mathrm{~m}^{2}$ Proposed residential built fabric $7013.07 \mathrm{ft}^{2}$ or $651.53 \mathrm{~m}^{2}$ plus garage of $498.10 \mathrm{ft}^{2}$ or $46.27 \mathrm{~m}^{2}$
We have indicated the location of all proposals on the attached site plan. This has been positioned over the area upon which the existing buildings are located. (see site plan)
The existing building is located at the highest point of the available residential site area. It is proposed to site the new property on the area covered by the existing buildings albeit at a slightly lower level along the contours rather than what currently exists to maximise the use of the existing contours and to re-landscape the gardens as part of the scheme. Indicated on the plans are site levels which relate to the existing buildings together with the existing building height (see elevations) The main access off the private lane will be maintained and the views into the house from the highway will be very traditional - see images attached.
An overall scheme of landscaping and planting is to be proposed as part of the restoration of the gardens of the whole site. The client will be creating new areas of orchard, planting beds, pond and vegetable plots within and alongside existing trees, scrub and hedgerow with traditional Manx hedging, adding wild flowers to provide colour and create a habitat for a variety of animals.
The original farmhouse is fully serviced however the property has had little or no modernisation over the years. It is very damp and has no insulation in the fabric. The accommodation is very limited and dark. An extension to what exists is not a viable proposition.
We propose a new dwelling which provides full family accommodation which is in keeping with the proportion of the original dwelling and outbuildings albeit with greater accommodation. The intent and guidelines of Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside policies $2-7$ have been adopted and the content of the Isle of Man Strategic Plan in particular
Housing Policy 12: the replacement of an existing dwelling in the countryside will generally be permitted unless: a) The existing building has lost its residential use by abandonment; or b) The existing dwelling is of architectural or historic interest and is capable of renovation. In assessing whether a property has lost its habitable status by abandonment, regard will be had to the following criteria: i. The structural condition of the building; ii. The period of non-residential use or non-use in excess of ten years; iii. Evidence of intervening use; and iv. Evidence of intention, or otherwise, to abandon.
It is considered that this policy is not relevant and that Policy 13 by definition: the house is occupied as a residence is also not valid. and
Housing Policy 14: Where a replacement dwelling is permitted, it must not be substantially different in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore be sited on the 'footprint' of the existing, and should have a floor area ${ }^{(1)}$, which is not more than $50 \%$ greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building.
Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design and siting, there would be less visual impact.
The applicant is mindful of the content of the relevant planning policies and has been particular with the proposals to ensure that the scale is suitable for the site. The environmental impact is in any case improved by the proposal and the distant views into the site from public vantage points will create pleasant vistas within a backdrop of the existing mature trees. The proposals will not break the skyline and from a distance the house will
appear as a group of buildings set within tree cover and behind existing mature hedgerows. It is considered that the proposal will integrate with the landscape.
The applicant is proposing an extensive scheme of planting with the provision of an indigenous orchard, the creation of rose beds, planted areas for flowers and incorporating bog-gardens adjacent to a feature pond to enhance the existing areas of wetland within the site.
The existing soils will be tested with a view to reintroducing wild flowers such as orchids into the new areas, together with hedgerows. All new planting will be set within an extensive framework of existing vegetation.
The applicant will be reclaiming areas of wetland immediately around the original house and turning it over to areas of paving, lawn and planting beds, all designed sympathetically around the completed dwelling making use of rainwater harvesting for re-use within the garden area.
It is proposed to install a private sewer treatment works which will discharge into the existing watercourse.
Rainwater harvesting will be provided, the result will be re-used in irrigation on site with any surplus discharged into the proposed pond.
High levels of insulation will be provided having due regard for air-tightness. There will be a system of passive whole house ventilation which will be used in association with a heat exchange system.
High quality double glazed units with low emissivety glazing and argon filled units. The fenestration is such as to benefit from winter low level sun penetration whilst in summer the provision of large glazed areas will allow ventilation to occur naturally.
An oil fired condensing boiler will be used and all appliances will be $\mathrm{AA}^{*}$ rated. As far as is practical materials will be sourced from local suppliers and manufacturers. The orientation of the building is such as to benefit the use of solar tubes which are being considered for supplementary water heating.
The construction of the house will result in a new dwelling which falls within the guidelines of Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside policies $2-7$.
The window sizes to all elevations of the proposal reflect the window proportions present in the existing building but the use of traditional fenestration styles will give the new building a continuity of style and scale in keeping with the original house, materials are taken from the existing palette and the introduction of traditionally laid Manx stone will further enhance the traditional appearance.
The site is accessed by a private lane. Improvement works will be carried out to widen the entrance by 1.0 m whilst maintaining the quaint nature of the existing access. The tall hedging and banks will be replicated to the south where relocated and the creation of the turning area at the house will add to the intimacy of the approach. Traditional materials will be used on the lane.
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