**Document:** Planning Statement Ash Lodge **Application:** 15/00923/B — Erection of an outbuilding to provide garage, storage facilities and hobby room to replace existing garage/store **Decision:** Permitted **Decision Date:** 2015-10-21 **Parish:** Patrick **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/6428-st-johns-ash-lodge-replacement-garage/documents/1302899 --- # Planning Statement Ash Lodge ## Planning Statement Proposed replacement outbuilding at ASH LODGE, PATRICK ROAD, ST JOHNS IM4 3BR, to provide a garage, storage facilities and hobby room. 1. SITE: Ash Lodge is a detached four bedroom house set in approximately 7 acres. Although not registered the House is an appealing example of 19th century domestic architecture that has been sensitively refurbished by the present owners. The Grounds are a combination of ornamental gardens, vegetable and fruit gardens, an orchard and a wooded glen. The property also houses free range poultry as well as some small domestic animals. 2. PLANNING HISTORY: 09/01908/B – Replacement Windows to Ash Lodge: Permitted 15/00463/B – Alterations to Vehicular Access: Permitted 11/00519/B – Replacement Garage and Store with Room over: Refused at appeal, due to the proposal having the appearance of a new dwelling, although it was highlighted that “There is no objection to the principal of replacing the existing outbuilding...” 3. PROPOSED APPLICATION: The primary purpose of the proposal is to provide dry storage equipment and produce associated with the 7 acres of land at Ash Lodge. In addition to this, the applicant requires space to carry out activities associated with the range of voluntary work, as well additional Study / Home Office space. The proposed replacement garage and store is approximately 11m x 8.5m with a ridge height of 5.7m. Ground floor comprises of a garage to accommodate 2 cars, a large store room and an 'open' log store. An additional room has been created in the roof space with the usable floor area of 59 sq m, this will be accessed via an external staircase. Beneath the staircase a small WC is proposed for the gardener's use. A small dormer roof is required to create sufficient head room to access the upper floor. This space will be lit from above with 'conservation Grade'. Velux roof lights and a glazed gable on the south East elevation. This will also provide a desirable aspect over the gardens towards Ash Lodge. The main structure will be created using an oak timber frame clad with horizontal oak boarding; the structure will sit on a plinth clad in Manx stone. The roof will be finished in natural slate. The external staircase will also be clad in Manx stone. All doors will be Hardwood with a painted finish. The nature and appearance of these materials is intended to reflect the nature of the building as a subservient ancillary outbuilding to the main country residence. 4. REASONS FOR APPLICATION: The nature of grounds at Ash Lodge along with its upkeep requires extensive storage for equipment and produce. The existing garage and associated stores are damp and of poor quality and as a result are insufficient for the owner's requirements, as highlighted in the Inspector's report from the previous application 11/00519/B, "That at Ash Lodge is dilapidated, unattractive and wholly inadequate". Images of the Existing Outbuildings can be seen on Drawing 2265-22. Although a reasonably sized house, the existing internal arrangement of Ash Lodge does not provide sufficient space desired by the applicant for use as an additional study, hobbies room or home office. The Applicant does not believe that an extension to this property would be appropriate or desirable. 5. PREVIOUS APPLICATION 11/00519/B: Reasons for refusal of application 11/00519/B were set out as: "...The design of the building and the inclusion of accommodation at first floor level would result in an outbuilding having the appearance of a dwelling. As such the development would be tantamount to a new dwelling in the countryside and would therefore be contrary to the objectives of GP3 and HP4 of the Strategic Plan." 6. As can be seen in Appendix A, the Plan and Elevations of the Previous Application show a building that, although was designed to complement the existing house and possibly replicate the former two storey barn demolished on the site approximately 45 years ago, could be deemed to look like a 'Conversion of an existing outbuilding' This application aims to alleviate the concerns raised by Application 11/00519/B, by addressing the appearance of the proposed replacement outbuilding. The proposed method of construction, i.e. Timber frame, and choices of materials, i.e. Oak cladding, are intended to reflect the nature of the proposal as an outbuilding to the main house providing auxiliary storage and recreational space and not that of a new dwelling in the countryside. 7. SCHEDULE OF DRAWINGS [Table omitted in markdown export] --- *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/6428-st-johns-ash-lodge-replacement-garage/documents/1302899*