Replacement Dwelling Supporting Statement

Heritage Homes Ltd

Demolition of Existing Dwelling and Erection of Replacement Dwelling, Fields 524189, 521765, 524188 & 524847, Clybane Farm, off Cooil Road, Braddan

Supporting Information

0700870

1. The land holding of Clybane Farm consists of approximately 88 acres of land, the majority of which is used for agricultural purposes. The existing dwelling and its grounds (gardens, woodland, ponds and orchard) has most recently been used as a private residence as opposed to a farmhouse, with the holding being farmed from elsewhere. The agricultural holding is now farmed by Mr F Cain of Camlork Farm, whose residence and main farm buildings are at Camlork. As Camlork is some distance away from Clybane Mr Cain has indicated that he wishes to use the outbuildings of Clybane in conjunction with the land, but that there is no need for a farm dwelling in this location. As such it is now proposed to take down the existing dwelling at Clybane and replace it with a new dwelling in field 524189, thus avoiding conflict between a private residence and the use of the existing agricultural buildings.

1. The site has previously been the subject of PA 06/01120, which sought approval in principle to remove the existing dwelling and erect a replacement on the other side of Cooil Road. The application was refused following an appeal, and although the principle of replacing the existing dwelling was accepted by both the Planning Committee and the appeal Inspector it was concluded that the location of a replacement dwelling on the other side of Cooil Road would be detrimental to the visual quality of this part of the countryside. This was largely due to the proximity of the replacement to the highway, the extent of roadside bank to be removed, and the distance of the replacement from the existing dwelling.

1. As well as responding to the change of circumstances outlined in the first paragraph above this new application seeks to address the concerns of the previous appeal Inspector. The location of the proposed replacement dwelling in field 524189 will be considerably closer to the existing, and it will be set much further back from the highway. Whilst a new access will be created – the inadequacies of the existing access were recognised by the appeal Inspector – it will not result in the extensive loss of roadside bank as

previously proposed (due to the shape of field 524189 the residential frontage at the roadside will only be relatively small). The existing access lane will continue to be used as a public footpath, with access to the farm outbuildings taken via the adjacent fields (the holding has other access points from public highways which are currently used to farm the land).

1. As the existing dwelling is located in an elevated position it is clearly visible from Cool Road, Vicarage Road and in the wider landscape, with the most notable long distance views being from the direction of Richmond Hill. The replacement dwelling will be less prominent in the wider view because of its less elevated position (see Appendix 1), and will not be visible from Vicarage Road for a similar reason. Tree planting will take place around the new dwelling and within its grounds.

1. The replacement dwelling will be directly adjacent to the woodland, garden and orchard areas associated with the existing dwelling and thus these areas will continue to form part of the residential curtilage. An existing man-made pond will be relocated and extended as part of the development, with surface water from the dwelling taken into the adjacent stream. Foul drainage will be discharged to a Klargester type system.

1. The existing dwelling has three floors of accommodation, and is in poor repair with damp as a particular problem. The nature of the proposed replacement has been influenced in part by the need for the housing market to respond to the Treasury's recent income tax initiatives (as introduced in the Isle of Man Budget 2006). It has been reported that the Island's housing market is ill-equipped to accommodate those who wish to take advantage of these tax initiatives (see reports attached at Appendix 2), and statements/questions to this effect have been made in the House of Keys.

Appendix 1

Views of Existing Dwelling from Highway