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Government
Railige Ellen VANEYED NAI
RECEIVED NAI
RECEIVED NAI
0901011
Department of Local Government and the Environment Planning and Building Control Directorate Planning Section Tel 01624 685950 Murray House Fax 01624 686443 Mount Havelock Douglas IOM IM1 25F
For official use only Date 10/6/09 Receipt Number 7323701
The Town and Country Planning Act 1999 000115003004
CENT OF LOCAL The Town and Country (Development Procedure) Order 2005
Please type on the block of the capitals. The person here below named as the applicant is responsible for payment of the appropriate fee. All relevant questions on this form must be answered. Guidance notes are available on request.
| 1 | Is this application for: | Please tick as appropriate | | --- | --- | --- | | | a) Approval in principle; | | | | b) Full approval for development involving building or engineering operations; | | | | c) Change of use of land not involving building or engineering operations; | | | | d) Approval of matters reserved from a previous approval. If yes please provide the reference number of the relevant application; | ☑☑/NO | | | e) Development within a Conservation Area. If yes please include details of any demolition involved; | ☑☑/NO | | | f) Works proposed to a registered building. If yes, please quote the RB number and complete an application for Registered Building consent Form RBAP; | ☑☑/NO | | | g) Retrospect activities OR as a result of an Enforcement enquiry? If yes please quote reference. | ☑☑/NO | | | Relevant FEE ENCLOSED (if appropriate) Where a site or floor area has been used to establish the fee please note that area. Cheques should be made payable to the IOM Government. | £ 188.00 | | 2 | Address or description of the site to be developed. | Cronk Breck Benahara Road Andreas IM7 3HH | | 3 | Local Authority District. | Andreas | | 4 | a) Full name of applicant. | Mr and Mrs SA Caley (JEPEKEN) | | | b) Address of applicant. | Cronk Breck Benahara Road Andreas | | | Telephone number | Home |
Work c/o 810810
Form PA1.5
| 5 | a) Full name of agent | Cornerstone Architects | | | --- | --- | --- | --- | | | b) Address of agent | 79 Parliament Street, Ramsey, Isle of Man. IM8 1AQ | | | | Telephone number | 01624 810810 | | | | c) If using an Agent, please indicate if the Agent is to be issued with the acknowledgement letter, certificate site notice and undertake responsibility for affixing it at the development site. PLEASE NOTE If this box is not completed all correspondence will be directed to the Agent. | | AGENT/APP/CCANT | | 6 | Applicant's interest in the site. (e.g. owner, tenant, potential purchaser) | Owner | | | 7 | Name and address of: | n/a | | | | a) The site owner, if different from the applicant. | | | | | b) The occupier or tenant of the site if different from above. | n/a | | | | c) Has the owner given consent for this application? Certificate P2 (A2 for adverts), issued on validation of the application, must be signed and returned before an application can be determined. | YES/NO | | | | d) Does the applicant own or control any additional land within the vicinity of the application. | YES/NO | | | | If YES you should outline the additional land in blue on the site plan. | | | | 8 | Description of the proposed development. Please state clearly what you propose to do. | | | | | Demolition of existing farmhouse, ancillary outbuildings and greenhouses and erection of a replacement dwelling. | | | | 9 | a) What is the existing use of the site? (e.g residential, office, retail etc.) | Residential | | | | b) What is the proposed use of the site? | Residential | | | 10 | Details, if known, of any previous planning applications. | None | | | 11 | Would the proposed development involve the creation of, or alteration to, a vehicular or pedestrian access to any highway? If YES please provide details. Have you consulted with the Highway Authority? | YES/NO | | | | | YES/NO | | | 12 | Would the proposed development require a new or amended supply of; | | | | | a) Gas | | | | | b) Electricity | | | | | c) Water | | | | | d) Telecommunications | | | | | e) Water | | | | | | YES/NO | | | | To assess any impact on these utilities, the applicant MUST apply directly to the provider to establish the location of existing services and whether any affect may be caused by the proposed development or works. | | |
e) Please give details of the nature of the required supply if other than for a single domestic user.
Single domestic user
| 13 | a) How would rainwater run-off from roofs and paved surfaces be disposed of? | via new RW goods into SUDS | | --- | --- | --- | | | b) How would foul sewage from the proposed development be disposed of? | via new FW goods into a Biodisc treatment | | | c) If a septic tank is proposed, please arrange for the excavation of a trial hole, approximately 1.2 m deep, on the site thereof, and give details of when and where this may be inspected. | N/A | | 14 | If the proposed development would create additional industrial, retail or office floor space, please give details of the respective areas in square metres. | N/A | | 15 | a) Are there any trees on or overhanging the site? | YES/NO | | | If yes have you consulted with DAFF? | No | | | b) Has an accurate survey been included illustrating the position of existing trees and their approximate canopy spread in relation to the proposed works? Note: If there are trees on the site which are likely to be affected by the proposed works, any decision on the application is likely to be delayed until such a survey has been submitted. | YES/NO | | | c) Would the proposed building or engineering operations encroach into an area demarcated as the canopy spread? | YES/NO | | | d) Would any trees be planted as part of the development? | YES/NO |
16 Please give details of any other information relevant to the application. Note: should you continue onto a separate sheet, each application copy must be accompanied by a copy of the continuation sheet
Trees have been assessed on site and those which are accessible have been recorded. Proposal drawings identify those to be removed.
Have you been provided with Pre application advice from the Area Development Control Officer? YES/NO If yes Officer's name, Chris Balmer
| | BUILDING REGULATIONS | | | --- | --- | --- | | 17 | a) Are you making a concurrent application for Building Regulations Approval? | YES/NO | | | b) If yes, please underline to which Authority your application has been submitted. | DoLGE Douglas Corporation Onchan District Commissioners Peel Town Commissioners | | | c) The date of submission | | | | d) Building Regulations reference number (if known). | |
18 Statement
I hereby enclose four copies (three for windows) of: - this application form - and all supporting plans and attachments which must include*
Please Note: The site indicator must be a continuous, unbroken red line delineating the exact footprint of the site proposed.
A copy of this application will be forwarded to the Local Authority of the District, and Network Planning Officer, Department of Transport.
To the best of my knowledge and belief all the information given in this application is true, and the documents provided herewith are accurate.
Dated 4th June 2009 Signature of applicant or agent
If signing on behalf of a company, please clearly state relationship
Should this application be unsupported by adequate and clear site maps and plans outlining all the works proposed the Department retains the right to refuse acceptance and return the application.
19 SCHEDULE OF DRAWINGS Please detail the drawing or reference number and/or date of all plans submitted in support of this application. Should any plans be missing, the application will be considered incomplete. Please continue on a separate sheet if necessary.
| PLAN | Dated | Ref No | | --- | --- | --- | | Location plan - | June 2009 | 1864/09/01 | | Site plan - | June 2009 | 1864/09/01 | | Check list Form PL.1 | | | | Survey | | 1864/09/02 | | Proposed Plans | | 1864/09/03 | | Photographic plan | | 1864/09/04 | | 3 Dimensional images | | 1864/09/05 |
NOTE: NO WORKS MAY BE COMMENCED UNTIL SUCH TIME AS- a) On receipt of the Initial Decision Notice the time period for requesting an appeal has expired and no such appeal has been requested: or b) Any Appeal has been completed
To: The Secretary of the Planning Committee Department of Local Government and the Environment Murray House Mount Havelock Douglas IM1 2SF
Form PA1.5
Planning Section Murray House Mount Havelock Douglas IOM
Tel 01624 685950 Fax 01624 686443
Date Ref
This form must accompany all planning applications to ensure that the appropriate supporting information is provided with the application.
Please tick the boxes as necessary. Where detail is not applicable to the application please note "N/A" accordingly. This form must be attached to your application (one copy need be completed per application).
Please note that failure to do so WILL result in your application be returned.
Site address
I have referred to the Guidance booklet "Making a Planning Application"
I have consulted with the Department of Transport Highways Officer to agree access issues (where appropriate).
I have included one fully completed application form and three copies (two for windows)
The correct fee of £..188.00.......... is enclosed - Cheques should be made payable to the Isle of Man Government.
The site is/is not located in a Conservation Area and is/is not a Registered Building (If Registered, have you completed and enclosed the appropriate Registered Building Consent application, one form plus two full copies)
If your application is for works to a registered building, please provide a photographic survey with your application. A photographic record of the property, as existing, is enclosed.
The address is accurate and the description of the proposed works is clear and appropriate for the development.
Field numbers can be obtained from DLGE Cartography Tel 685923.
PLANS REQUIRED - Four copies of plans (three for windows) drawn accurately to an appropriate metric scale including:
A location plan, obtainable from the Department and at an appropriate scale to easily locate the property. The site must be clearly outlined in RED with an unbroken red line and any other land owned or controlled by the applicant outlined in BLUE.
A site plan with the site outlined in RED.
Illustration of the existing site/buildings, incorporating floor plans, elevations and sections (as necessary). The plans must clearly show the existing relationship with neighbouring properties and land boundaries. Floor plans and elevations must be to a metric scale of either 1:50 or 1:100.
(Please turn over)
Form PL.1
Signed
Print Name ... Cornerstone Architects Limited In block letters Dated... 8th June 2009
1864/09/ald/8.0
The Secretary of the Planning Committee Department of Local Government and the Environment Murray House Mount Havelock Douglas Isle of Man IM1 2SF
Dear Sirs
Re: Cronk Breck, Benehara, Andreas
Please find enclosed four copies of our detailed planning application in respect of:
We enclose for your information drawings numbered: 1864/09/01 – Site and Location Plans 1864/09/02 – Survey of existing house and buildings. Including photographic images of the existing property and surrounding garden area. 1864/09/03 – Planning Proposals, floor plans and elevations. 1864/09/04 – Coloured photographic site plan with roof plan shown. 1864/09/05 – 3 dimensional images of proposals.
Planning Application Form Planning Application fee - £188.00
The applicant confirms that they are available for further consultation during the planning period to clarify any elements as required by the Department.
Yours Faithfully
A.J. Lloyd-Davies For and on behalf of Cornerstone Architects
Enc – As set out in the body of the text Cc – Mrs Caley
79 Parliament Street Romsey Isle of Man IM8 1AQ
Tel 01624 810810 Fax 01624 810811 [email protected] www.cornerstonearchitects.co.uk
architects development consultants interior designers project managers planning supervisors
Cornerstone Architects is a trading name of Cornerstone Architects Limited. Incorporated in the Isle of Man No. 32225 VAT Reg No: 000 9588 89
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.
Cattle grid to be provided within site boundary. Existing entrance and track to be widened by 1m. Manx hedge to be replaced in new position.
Existing trees to be maintained except where shown dotted. Track to be formed around trees to provide passing space on driveway.
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