**Document:** Planning Statement Replacement Dwelling **Application:** 17/00070/B — Replacement dwelling on existing site **Decision:** Permitted **Decision Date:** 2017-03-07 **Parish:** Lezayre **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/22805-lezayre-croit-aust-replacement-dwelling/documents/1326061 --- # Planning Statement Replacement Dwelling ## Ashley Pettit RIBA. 17th January 2017 Planning Statement in support of proposed replacement dwelling at Croit Aust (Recent Application 16/00639/A for replacement dwelling) Application 16/01398/B was made for a replacement dwelling re-sited in the adjacent land was withdrawn as it was clearly unpopular with some local residents. There were also concerns over the proposed access through existing trees. This application is for the same house as 16/01398/B but on the original site but set back from the road. There is no longer any proposal to form a driveway or remove trees other than already agreed with DEFA, except for some smaller manx palms on the footprint of the new house and which can be lifted and replanted. There will be a separate application for an agricultural building on the adjacent land. ### Background: This application is to replace an existing dwelling, Croit Aust. The existing single storey house is built in brick which has been covered with cement render and dash. It has become very damp from the moisture trapped in the fabric. The building is narrow and of poor spacial planning. The Strategic Plan - Housing Policy 14 concludes with the statement that: Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of a more traditional character, or where, by its design or siting, there would be less visual impact. Housing Policy 14 also states that the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91. ### Proposed new dwelling - The new house would be set well back from the road and will be less visible than the existing house as the trees either side along the road screen the site until the last minute as you are passing. - The siting of the new dwelling provides a good open aspect with views South towards Ramsey and the hills beyond. What view is provided from the Andrea Road will be of a traditional building in accordance with Planning Circular 3/91 - The new house will have a footprint of 113 m 2 and a floor area of 212 m 2 excluding the accessible roof space. The existing building would be demolished after the new house is built - The new dwelling has three bedrooms. The large kitchen provides for processing the produce from the site. Other rooms are modest in size. This is a working house as part of the land holding. - The proportions of the building visible from Andreas Road are based on the guidance provided in Planning Circular 3/91 which provides a typical dimension of 11mx5.5m, this house is 13.2mx 6.8m and therefore has similar proportions. - The building will be carefully constructed to provide a sustainable and energy efficient house heated by an air source heat pump or small oil fired boiler. The scheme has been developed with the help of Oakwrights who have produced an initial design whose dimensions have been used in the application. Their typical section is included with the application documents Construction and appearance: The building is of timber construction with rendered walls painted in a light colour with a slate roof and rendered chimneys. The windows are aluminium or painted timber of traditional design with solid timber doors and a traditional porch visible from the road. At the rear of the property the rear extension has some large timber framed windows typical of Oakwrights house style which has been used on the Island over the last 15 years on various buildings. Planning Advice: The applicants first contacted Senior Planning Officer Chris Balmer when considering purchasing the site in May 25th and was given advice regarding the status of the present building and land holding. They were also advised to speak to DEFA regarding the trees. DEFA were very helpful and advised that certain trees should be removed to allow the remaining trees to developed. Although the application only shows the area of trees in a representational manner these trees have all been recorded by DEFA and approval has been given regarding the advice obtained. Those trees to be retained nearest the proposed house have been identified on the drawings in block colour. The new position of the house requires the removal of three 'manx palms' and the site plan shows those relocated to the front boundary set back from the existing vision splay or if unsuitable, replaced by disease resistant Elm trees (as indicated). Conclusion: The proposed house although larger, meets the requirements of Housing Policy 14. It reuses existing services and has good access to Ramsey and surround villages from the A9 Andreas Road --- *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/22805-lezayre-croit-aust-replacement-dwelling/documents/1326061*