**Document:** Design Statement Croit Ny Cabbyl
**Application:** 08/02288/B — Alterations and extensions to dwelling with leisure facilities
**Decision:** Permitted
**Decision Date:** 2009-03-02
**Parish:** Lonan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/86757-baldrine-croit-ny-cabbyl-dwelling/documents/1237118
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# Design Statement Croit Ny Cabbyl
## Design Statement
### Partial Demolition, Alterations \& Extensions
To Existing Dwelling know as
Croit-ny-Cabbyl,
Ballamenagh Road, Lonan
Isle of Man
IM4 4AF
For
Mr A McGee
### November 2008
Key Associates Ltd
Chartered Architects
## Contents
1.0 Introduction
2.0 Planning Policy Statement
3.0 Relevant Planning History
4.0 Architect's Design Statement
## 1.0 Introduction
### General Site Characteristics
1.1 The application site covers approximately 10,145 square metres ( 1.0145 Hectares) ( 2.5 Acres) and is the residential curtilage of the property known as Croit-ny-Cabbyl. The residential curtilage sits within a larger site under the ownership of the property which extends in total to an area of approximately twenty six acres, this comprising of three fields surrounding the property including and existing stream, woodland area, groom's cottage, stables and tack buildings, together with an extensive ménage for equestrian purposes.
1.2 The site as a whole is situated on the east coast of the Isle of Man, adjacent to the Groudle area, with the Groudle railway and former sea lion pool just below its Eastern most curtilage.
1.3 A topographical survey has been carried out on the site, and is included in the package of application drawings. From this survey it can be seen that the existing sites from the level of approximately 103.25 metres at its NorthWestern boundary to a level of 88.5 metres at its South-Eastern boundary. A fall of approximately 14.75 metres over the length of the site, the aspect being generally an east/southeast facing slope.
1.4 Vehicular access to the application site is via the existing vehicular access from the Ballameanagh Beg Road, which is proposed to remain unchanged within this application.
1.5 The foul water drainage from the proposed property will connect to a new Klargester 'Bio-Disc' system, whilst it is proposed that the surface water drainage from the proposed property will connect to the existing stream which runs through the site to discharge to the sea.
1.6 The application site currently houses a substantial residential property which is broadly a dormer bungalow with a substantial section of accommodation within the roof space. The use of the application site from a planning application viewpoint is therefore established as residential.
#### 2.0 Planning Policy Statement
2.1 The Laxey \& Lonan Area Plan 2005
Any proposed development on the application site has to satisfy the relevant requirements of the extant Laxey \& Lonan Area Plan 2005 that was approved by Tynwald on 20th October 2005 and came into operation on 1st November 2005 ("the Local Plan").
The application site does not have a site specific statement in the Area Plan, but due to its' existing use is classified as residential, with a larger ownership curtilage within which it is located which is designated as open space/agricultural use within the Plan. The application site is situated within an area designated an 'area of high landscape value \& scenic significance', with an area of woodland to the east of the application site which is designated as an 'area of ecological interest' on the Area Plan.
Pre-application discussions with the planning officer, identified that as the proposals are for the extension and alteration of an existing property, which in itself is not a traditional building in the countryside, the nature of the proposals for a dwelling of a more contemporary design would be acceptable, should the design, materials and concept be carried though in a high quality manner, leading to a unique development.
## 3.0 Relevant Planning History
3.1 The application site has been the subject of a number of applications in the past. However, only a small number of these are of any relevance to the current proposals. These are identified in the paragraphs below;
3.2 Planning application 00/00387/C received approval in July 2000, which granted permission for the extension of the residential curtilage of the property to create enlarged garden space to the South of the existing property.
3.3 Planning Application 00/01773/B received approval in February 2001 for the erection of a conservatory to the rear (Eastern) elevation of the existing property.
3.4 Planning Application 89/00446/B received approval in January 1994 for the erection of a two-storey extension to provide a snooker room, two bedrooms and a granny annexe.
3.5 The above applications form the basis of the residential dwelling which is currently located on the application site, and which it is proposed to alter, extend and re-model.
#### 4.0 Architect's Design Statement
#### 4.1 Pre-Application Consultations
During the design process, the applicants architect has carried out consultations with;
Mr A Holmes - DoLGE - Planning Officer, \&
Mr D Sewell - DoT - Highways Design Engineer.
The advice given within these pre-application consultations has been incorporated into the drawings and information which form the basis of this application.
4.2 The pre-application consultation with Mr Holmes, the planning officer, identified that the existing property is of poor architectural quality and is to an extent non-traditional in form and nature within its current countryside setting. The proposals take the form of a substantial redevelopment of the existing building, with substantial sections of the existing property being demolished and the remaining sections being altered and extended to form a full two storey building. Whilst the proposal is two-storey in nature, the existing building has significant areas of first floor accommodation within its roof space and partial roof space areas.
4.3 The proposed two-storey building follows the exact footprint of the existing with the enlarged upper floor area accommodated under an inverse curved roof.
4.4 To the East/South-East elevation, a single storey glazed lounge area projects along the length of the elevation and situated at a angle to the main body of the existing building. This helps to re-orientate the ground floor accommodation within the building towards the natural views of the wooded headland, the sea lion pool, and the headland of Howstrake, effectively reorientating the focus of the building away from the eastern view into the woodland area.
4.5 This re-orientation of the property to the East/South-East is reinforced by the introduction of a circulatory link between the main body of the proposal and a separate leisure complex which includes a swimming pool, sauna, gym and spa facilities, which are housed within a linked building, which is substantially earth sheltered and partially buried into the hillside. The floor level of this leisure centre is over one and a half metres below that of the ground floor of the main building, which allows the views from the ground floor of the building to be maintained over the top of leisure centre out towards the Howstrake headland and seaward views.
4.6 The roof to the leisure facilities is to be finished in a 'Sedum' planted roof, which will provide both a minimisation of the visual impact of the building when viewed from the Howstrake headland, whilst also acting to reduce the carbon footprint of the development, the sedum planting acting to reduce the rainwater run off from the roof and to absorb carbon from the atmosphere reducing any carbon output as a result of the building.
4.7 The proposal therefore takes an L-shaped form, the inside of the L-shape being landscaped with tiered decking areas and landscape features, together with a natural swimming pool. This natural swimming pool utilises a deeper section of pool area to the centre for swimming purposes, while natural shallower margins are planted with a variety of reeds and lily pads, together with other natural flora and fauna, providing both a visual landscaped pool as well as a swimming pool facility.
4.8 Natural pools do not require chemical treatments, the natural filtration qualities of the reeds and lily pads in the planting scheme providing natural filtration to provide clean and clear safe water for swimming in, whilst also providing natural wildlife habitat for small amphibians which is encouraged to allow the control of the growth of algae. It is proposed that the natural pool will be designed by Michael Littlewood of the foremost experts on the design of natural swimming pools. Examples of natural swimming pools are contained in Appendix A of this design statement.
4.9 The main two-storey section of the house is to have the external walls clad in an Ashlar stone material, together with large areas of glazing to maximise the availability of natural light to the interior of the building, whilst providing passive solar gains for the reduction of the building's heating loads. The structure of the proposed building will have high levels of insulation thereby further reducing the heat load required for a dwelling of this size.
4.10 It is further proposed that the roofing material will be either a standing seam aluminium roof system, or a single ply membrane roof system which would be similar visually. The roof system will incorporate solar panels to provide solar hot water heating systems for the property thereby minimising the heating requirement further.
4.11 In this way it is envisaged that a hundred percent of the hot water heating requirements of the property will be provided for six months of the year, whilst fifty percent of the hot water heating requirements through the remaining spring/autumn and winter periods will be obtained from the solar hot water heating panels.
4.12 Whilst the language of the proposals is uncompromisingly contemporary in its form, the quality of the materials utilised in its construction and the quality and level of the landscape solutions around the building will be extremely high giving a coherent and fully integrated design both internally and externally to provide a high quality residence.
4.13 The application site is located in a location which is not clearly visible from many aspects, being only visible from the coast road as one rounds the bend of Howstrake headland going towards Groudle. The view from this direction is limited and the incorporation of the landscaping scheme and the earth sheltering of the link and leisure facilities will minimise any visual impact of the development. The southerly gable wall and rear of the garage/carport being the only visible elements. This view is identified in application Drawing.No. K173/P/12-11.
4.14 The applicant believes that the proposals, whilst being contemporary in style, are of a high quality, both materially and in design, and represents a coherent approach to the provision of a high quality dwelling which is both respectful of the site and the environment, and would respectfully ask the committee to consider the above in their determination of the application.
## Appendix A
### Natural Pool Photographs
 Natural Swimming Pool Examples
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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/86757-baldrine-croit-ny-cabbyl-dwelling/documents/1237118*