**Document:** Kilravock Replacement Dwelling Statement
**Application:** 16/01160/B — Demolition of existing and erection of replacement dwelling. (In association with 15/00909)
**Decision:** Permitted
**Decision Date:** 2017-01-09
**Parish:** Rushen
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/23007-rushen-kilravock-bay-ny-replacement-demolition/documents/1326804

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# Kilravock Replacement Dwelling Statement

## Kilravock, Shore Road, Rushen

Kilravock is sited on a roughly triangular shaped plot fronting two roads, Mount Gawne Road on the north east, Shore Road on the south and shares a common boundary with Avondale a two storey detached house on the west.

Previous designs on the plot including semi-detached three storey houses with integral garages, flats and most recently a detached house have all been refused planning consent as forms for replacement dwelling(s) for the existing. Following appeal into the latest proposal PA15/00909/B the Inspector recommended and the Minister accepted the following:

- the existing dwelling of Kilravock is of poor form internally and externally and could be replaced;
- in line with the aims for the Bay in the Area Plan greater emphasis should be accorded to design quality having particular regard to this coastal location;
- a prominent well designed building at this corner would be very much more in
keeping than a bungalow with the pattern of existing and emerging housing on
this stretch of Shore Road; and
- a replacement dwelling in design should reflect its coastal seaside location ie it does not have to be designed in accordance with Circular 3/91 which is heavily influenced by the design of traditional farmhouses.

The Inspector added "I must resist the temptation to suggest any particular design approach, as that might fetter consideration of a future application, other than to suggest that it should be innovative and bespoke for this location."

The design for a two storey detached dwelling which had its long width fronting Shore Road submitted in PA15/00909/B was considered too suburban in nature and the report stated the rear two storey elevation, towards one corner, would loom intrusively close to Mount Gawne Road.

The Inspector did add "in my assessment the amount of available outside space would be just about adequate for this 4 bedroom house, having regard in particular to the wider gap than now between the dwelling and the Avondale boundary, the potential dual use of a sizeable vehicle turning area and of course the beach immediately opposite."

The proposed design therefore provides a considerable new approach to the site. In order to avoid intruding towards the Mount Gawne / Shore Road junction the dwelling has been re-orientated such that its gable end onto Shore Road is two storey with a single storey "catslide" towards the garden on the east side of the property; it maintains and widens the gap to Avondale to the west (a feature that was appreciated in the previous design).

The current proposal in essence provides two distinctive frontages. The one towards Shore Road makes the most of the sea views incorporating large picture windows and a balcony at first floor level. The pitch of the roof with its overhang rolls as a wave from the crest to the trough.

The frontage towards Mount Gawne Road rises up from single storey to two storey at the rear (west and north ends) of the site away from Mount Gawne road and the existing garden of Kilravock. A dormer at upper level continues down to lower level to provide a significant vertical element to the design whilst being towards the north end of the dwelling does not intrude on Mount Gawne Road. Windows again make most of the aspect looking out towards Bay ny Carrickey but also, on the ground floor give direct access into the garden.

The house will use a mixture of materials including cedar boarding, limestone cladding and render all typical of seafront houses.

The site plan results in the house sitting further back from the street frontage than the existing. It is angled away from Avondale albeit this in any case has minimal windows on its long north-east side.

The design enables the provision of two parking places and turning space. The existing access onto Mount Gawne Road will be replaced by one towards the north end of the site which is further away from the junction with Shore Road. The existing vegetation at both north and south eastern corners of the site will be retained albeit trimmed as appropriate for visibility purposes.

The general layout and design have been submitted to the Planning Officer but no determining comments have been received.

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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/23007-rushen-kilravock-bay-ny-replacement-demolition/documents/1326804*