Replacement Dwelling Planning Statement

Application In Principle For A Replacement Dwelling At Ballacree Cottage, Churchtown, Lezayre

Planning Statement

May 2008

Hugh Logan Architects Bridge Court 10 Bridge Street Castletown Isle of Man IM9 1AX

APPLICATION IN PRINCIPLE FOR A REPLACEMENT DWELLING AT BALLACREE COTTAGE, CHURCHTOWN, LEZAYRE

PLANNING STATEMENT

Contents

1.0 The Proposal 2.0 Reason for Replacement 3.0 Planning Policy and Precedent 4.0 Access 5.0 Summary

Appendix A Location Plan Appendix B Site Photographs Appendix C MacOwan Collett Report

1.0 The Proposal

1.1 This proposal is to replace an existing cottage with a new dwelling, to be built on land that until recently, served as a garden for the cottage and therefore lies within its curtilage. The extent of the garden is clearly defined by a hedge within which can be found overgrown ornamental plants, a shed and a small garage (see photos 1,2,3 and 4). 1.2 The site lies on a lane leading southwards from the B17 bye road that runs through the settlement of Churchtown. The lane is overgrown beyond the application site.

2.0 Reason for Replacement

2.1 The principal reason for relocation of the dwelling is to move it to a place where it will not be subject to damage from the roots of the mature trees that currently surround and overhang it (see photos 5 and 6). 2.2 MacOwan Collett Consulting Engineers have investigated damage in the existing cottage. Their report (see Appendix B), concludes that the proximity of the cottage and the trees renders them incompatible and recommends that one or other be removed. Removal of the trees may in itself cause further damage. The most eco-friendly solution is to relocate the dwelling.

3.0 Planning Policy and Precedent

3.1 The replacement of the existing dwelling in these particular circumstances complies with Housing Policy 12 in the Isle of Man Strategic Plan. 3.2 A new dwelling has been permitted in the grounds of The Old Vicarage to the north of the B17 bye road (PA 04/00691/A). In an earlier unsuccessful application on that site (PA 02/01257/A) it was acknowledged that Churchtown is a hamlet which is a form of settlement. 3.3 A replacement dwelling has been permitted and constructed on an adjacent site, 'Tranent', immediately to the north of the application site (PA 05/01788). 3.4 An Inspector reporting on another appeal for a new dwelling at the other end of Churchtown (PA 06/01010) observed that 'at the western end of the hamlet there is a more closely developed pattern of development than at the eastern end' and that 'the circumstances [at the eastern end] are not the same as at the western end'. The proposal to relocate Ballacree Cottage is at the western end of the village and follows the pattern of development at the western end.

4.0 Access

4.1 The approval for a replacement dwelling at 'Tranent' (see 3.3) immediately to the north of the application site (PA 05/01788) required the improvement of visibility at the junction of the lane and the B17 bye-road which has been made (see photos 7 and 8 ). 4.2 As the existing cottage takes its vehicular access from the lane the situation will not be worsened in any way by the proposal (see photos 9 and 10).

5.0 Summary

5.1 This dwelling needs to be replaced and relocated due to current and potential damage caused by the proximity of large mature trees. 5.1 This proposal for a replacement dwelling for Ballacree Cottage is acceptable because it accords with the Isle of Man Strategic Plan in general and Housing Policy 12 in particular. 5.2 The site has a satisfactory vehicular access and reflects the local pattern of development at the western end of the existing hamlet of Churchtown.