**Document:** APL Planning Statement
**Application:** 24/90993/B — Alterations, erection of extensions and landscaping works
**Decision:** Refused
**Decision Date:** 2024-10-24
**Parish:** Braddan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/33039-braddan-peace-house-lhoobs-road-eairy-alterations-erection-extensions/documents/1071714

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# APL Planning Statement

## Planning Statement

For: Residential Extension and associated works At: Peace House, Lhoobs Road, Foxdale, Isle of Man, IM4 3JA

- 1.0 Introduction
- 1.1 This planning statement is submitted in support of an application for the extension of an existing residential dwelling at Peace House, Lhoobs Road, Foxdale, Isle of Man, IM4 3JA.
- 1.2 The proposed extension is designed to enhance the functionality and aesthetic of the existing property while adhering to the Isle of Man Strategic Plan 2016, Isle of Man Residential Design Guidance 2021, and relevant local policies.
- 1.3 This statement provides an overview of the existing site, the proposed extension, and its alignment with the strategic planning framework.

- 2.0 Site Description and Existing Conditions
- 2.1 The site is situated on Lhoobs Road in Foxdale and currently comprises a residential dwelling surrounded by garden areas and access roads.
- 2.2 The site is approximately 800m along Lhoobs Rd from the Eastern junction with the A24 Foxdale Road.
- 2.3 The existing dwelling, as depicted on drawing 20171-PL03, is a two-story structure with some traditional design elements, including utility spaces, a garage, kitchen, and living room on the ground floor, and multiple bedrooms on the first floor. The overall design however is non traditional with a flat roof finish and all over timber clad upper level.
- 2.4 The site is well-shielded by mature trees and sod hedging, creating a private, rural setting.
- 2.5 The site is designated as a "White Area" within the 1982 Isle of Man Development Plan. This designation indicates no specific land-use zoning restrictions applied. This development plan is well beyond it’s useable time and a given the site is already residential, the site's is in line with the suitability for residential development and its alignment with broader planning policies.

- 3.0 Proposal
- 3.1 The proposed development involves an extension to the existing dwelling to increase living space and modernize the property.
- 3.2 The extension has been designed to seamlessly integrate with the existing structure, enhancing both the functionality and appearance of the home.
- 3.3 Key aspects of the proposed extension, as illustrated on drawings 20171-PL04 and 20171-PL05, include:

- - Maximising natural light into the property.
- - Maximise functionality predominantly upon the existing footprint and not overdevelop the site.
- - Improve the aesthetic quality of the dwelling.
- - Respect the existing dwelling and the local vernacular by utilising timber and stone cladding both of which are prevalent in the surroundings plantations and quarries.
- - Create a highly functional living space.

- 3.4 The extension features a contemporary design that respects the existing architectural style whilst improving upon it.
- 3.5 The extension will add a large portion of living space, including new bedrooms, guest living areas, and open-plan common areas designed to enhance natural light and connectivity between indoor and outdoor spaces.
- 3.6 The existing internal floor area of the dwelling is 284 m². The proposed extension will increase the total internal floor area to 679 m². This represents an increase of approximately 395 m², or a 139% increase in the overall floor area, significantly enhancing the livability of the property.

- 4.0 Utilization of Roof Space
- 4.1 A portion of the increased floor area is achieved by incorporating additional living space within the new pitched roof space. This design approach allows for expanded internal space without a significant increase in the building's external physical footprint, maintaining the property's overall scale and visual impact.

- 5.0 Drainage Strategy
- 5.1 The proposed extension will utilize existing drainage infrastructure to manage both surface water and foul water effectively, ensuring minimal environmental impact and compliance with local regulations:
- 5.2 Surface Water Drainage: Surface water from the extended areas will be directed to the existing drainage ditch on the site. This method will effectively manage runoff, preventing any potential flooding or waterlogging on the property and surrounding areas.
- 5.3 Foul Water Drainage: The foul water from the extended dwelling will be managed by the existing septic tank system. This system will be inspected professionally to ensure it has capacity to handle the increased load resulting from the extension, ensuring that wastewater is treated and disposed of in an environmentally responsible manner.
- 5.4 The site is shown partially to have a small likelihood of surface water flooding. This will be factored in at the detail design stage.

- 6.0 Impact on Existing Trees and Boundaries
- 6.1 The proposed extension has been carefully designed to ensure that it does not negatively impact the existing natural features or boundaries on the site:
- 6.2 Tree Preservation: No existing trees will be affected by the extension. The design respects the mature vegetation surrounding the site, maintaining the ecological value and aesthetic appeal of the property.
- 6.3 Boundary Integrity: The extension will not alter or encroach upon the existing boundaries, including the sod hedging and other physical demarcations. The development will preserve the current site layout and the privacy it affords.

- 7.0 Comparison to Existing Development
- 7.1 The proposed extension represents a substantial improvement over the existing dwelling by providing additional space and modern amenities. Key comparisons include:
- 7.2 Increased Floor Area: The extension will more than double the existing internal floor area, from 284 m² to 679 m², a 139% increase. This expansion allows for more functional living spaces and better accommodation of contemporary living needs.

- 7.3 Design Harmony: The extension is designed to integrate smoothly with the existing structure, ensuring a cohesive appearance that blends traditional and modern elements.
- 7.4 Utilization of Roof Space: The additional floor area is primarily created within the roof space, which expands the internal living space without a significant increase in the building's external footprint. This approach maintains the existing property's scale and minimizes the visual impact of the extension.
- 7.5 Improved Functionality: The extended dwelling will offer significantly improved usability, with enhanced access to outdoor spaces and a more open-plan layout that meets modern standards.

- 8.0 Compliance with Isle of Man Residential Design Guidance 2021
- 8.1 The proposed extension has been designed in accordance with the Isle of Man Residential Design Guidance 2021, which provides a framework for ensuring highquality residential development across the island. The proposal meets several specific points outlined in the guidance:
- 8.2 Design Quality and Character: The extension has been designed to respect the existing character of the dwelling and its surroundings. The choice of materials and architectural style reflects the local vernacular, ensuring that the new development integrates harmoniously with the existing environment. This approach aligns with the guidance’s emphasis on maintaining the character and quality of residential areas.
- 8.3 Sustainability: The design incorporates sustainable building practices, including the use of energy-efficient materials and the retention of existing natural features. The extension’s design also allows for natural ventilation and maximizes natural light, reducing the need for artificial heating and lighting. These measures are consistent with the guidance’s recommendations for sustainable residential design.
- 8.4 Privacy and Amenity: The proposal has been carefully planned to ensure that the privacy of both the residents and neighbours is maintained. The extension has been positioned and designed to avoid overlooking adjacent properties, and the existing boundary treatments will be retained to provide additional privacy. This aligns with the guidance’s principles on protecting residential amenity.
- 8.5 Internal Space Standards: The extension will provide well-proportioned rooms that meet or exceed the recommended internal space standards outlined in the guidance. The design focuses on creating functional and comfortable living spaces, ensuring that the new areas enhance the overall quality of the dwelling.

- 8.6 Access and Connectivity: The extension has been designed to improve connectivity within the property, with clear and logical circulation routes between rooms and enhanced access to outdoor spaces. The layout promotes ease of movement and accessibility, in line with the guidance’s recommendations on internal and external connectivity.
- 9.0 Compliance with the Isle of Man Strategic Plan 2016

The proposed extension aligns with the objectives of the Isle of Man Strategic Plan 2016, supporting sustainable development and improving the quality of residential properties on the island:

- - Policy SP 1 (Sustainable Development): The proposal makes efficient use of the existing structure and site, avoiding unnecessary land use expansion while significantly enhancing the property's functionality.
- - Policy SP 2 (Housing Supply): By increasing the floor area and modernizing the design, the extension enhances the standard of living within the property, contributing to the strategic goal of improving the housing stock on the Isle of Man.
- - Policy SP 5 (Environmental Protection): The design ensures minimal environmental disruption, with specific attention to the preservation of existing trees and boundaries.
- - Policy SP 6 (Design and Quality): The extension is designed to high standards, ensuring it complements the existing structure and enhances the overall quality of the property.
- - Policy GP2 (General Development Principles): This policy requires that new development respects and enhances the character of the surrounding area, maintains the quality of the environment, and supports sustainable development. The extension has been designed to complement the existing building in terms of scale, materials, and design, ensuring it does not negatively impact the visual or residential amenity of neighboring properties. Additionally, the extension contributes to the efficient use of land and promotes energy efficiency. The extension helps to maintain the overall quality of life and environmental integrity as outlined in the Strategic Plan.

- 10.0 Conclusion

- 10.1 The proposed extension and associated alterations to Peace House, Lhoobs Road, Foxdale, are a well-considered enhancement that increases the internal floor area and modernizes the existing dwelling.
- 10.2 The additional living space within the roof area minimizes the physical expansion of the building's external footprint, preserving the scale and character of the property.

- 10.3 The extension is fully compliant with the Isle of Man Strategic Plan 2016, the Isle of Man Residential Design Guidance 2021, and relevant local policies, offering improved living conditions while preserving the character and natural features of the site.
- 10.4 This application seeks approval based on the demonstrated compliance with strategic objectives and the clear benefits it will bring to the local community.

- 11.0 1982 Development Plan Location
- 12.0 Images of Existing Site

![A topographical map showing the location of the proposed development site, marked with a red circle and arrow labeled 'Site in question' amidst rural features like plantations.](https://images.planningportal.im/2024/08/7038636.png)

![A photograph showing a red wooden bungalow-style house elevated on concrete stilts with a wooden ramp leading to the entrance.](https://images.planningportal.im/2024/08/7038637.png)

## 7

![Two photographs showing the exterior of a two-story house with red timber cladding and a stone base, featuring a garage and driveway in the top image and a lower extension area with bare ground in the bottom image.](https://images.planningportal.im/2024/08/239958.jpg)

## 8

![Composite image showing the exterior of a modern detached house with red cladding and a sloping garden area with trees and disturbed earth.](https://images.planningportal.im/2024/08/239959.jpg)

![photograph from page 10](https://images.planningportal.im/2024/08/7221441.jpg)

![photograph from page 10](https://images.planningportal.im/2024/08/7221442.jpg)

## 13.0 Visuals of Proposal

![A 3D architectural rendering of a modern detached house featuring wooden cladding, a dark pitched roof, and surrounding landscaping.](https://images.planningportal.im/2024/08/7038639.png)

## 11

![drawing from page 12](https://images.planningportal.im/2024/08/7038640.png)

![drawing from page 12](https://images.planningportal.im/2024/08/7038641.png)

## 12

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/33039-braddan-peace-house-lhoobs-road-eairy-alterations-erection-extensions/documents/1071714*