**Document:** Replacement Dwelling Planning Statement **Application:** 14/01320/B — Erection of a replacement dwelling with detached garage and creation of improved vehicular access (comprising amendments to PA 14/00381/B) **Decision:** Permitted **Decision Date:** 2014-12-23 **Parish:** Douglas **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/35500-douglas-ballaveare-port-soderick-replacement-garage/documents/1345128 --- # Replacement Dwelling Planning Statement Department of Planning Department of Infrastructure Murray House Mount Havelock Douglas Isle of Man IM1 2SF 1401320 RECEIVED ON 19 NOV 2014 DEPARTMENT OF INFRASTRUCTURE 6th November 2014 Dear Sirs, Re: Proposed demolition of an existing house and erection of a replacement dwelling with separate garage and creation of improved vehicular access at Ballaveare (amendments to PA14/00381/B), Old Castletown Road, Port Soderick, Isle of Man, IM4 1BB. Please find attached a detailed planning application for a replacement dwelling which consists of minor alterations to a previously approved application. The following information is provided in support of this application; ### Previous Planning Approvals Planning approval was granted in May 2014 for PA14/00381/B for the ‘Erection of a replacement dwelling with detached garage and creation of improved vehicular access’. This current application is for changes to the approved scheme, so reference should be made to the planning statement submitted for PA14/00381/B for background information. A subsequent planning application was approved in September 2014 for PA14/00979/B for ‘Alterations to existing vehicular access on to highway’. This approval permits the existing vehicular access to the site to remain in its current position but with improvement to its layout, including changes to existing boundary walls to achieve safe vision splays, to comply with Highways Division requirements. ### Proposed Development This planning application proposes a development very similar to that approved by PA14/00381/B, apart from the front entrance will be centred on the front boundary, as approved by PA14/00979/B, together with the following main changes; 1. The previous ground floor master bedroom has been changed to a cinema room. 2. The previous double height space within the lounge has been omitted and the additional first floor space has been used to extend the Master Bedroom. 3. The previous balcony accessed from the first floor Master Bedroom has been omitted and the space taken internally into the Master suite. 4. The house has been rotated clockwise by 4 degrees to improve its orientation for sun paths and coastal views. 5. The roof to the standalone garage has been changed to have gable ends and a small lean too has been added for plant and bin storage. 6. The roof design has been rationalised to allow ‘full’ pitched roofs to be used, avoiding flat roof sections, which require higher maintenance. The most significant change is the omitting of the first floor Balcony to the Master Suite. This creates additional floor area and would result in a revised total Gross External floor area, for the house, of 1044sqm. The area of the house approved by PA14/00381/B was 1005sqm. The area of the existing house was 619sqm which means the current proposal would result in an increased Gross External area of 69%. Whilst the small increase in area is a consideration, it is should be noted that this change is on the rear elevation and will have no visual impact on the front of the house, which can be seen from the public highway. The traditional style adopted in the design of the proposed house, and the proposed external landscaping, remains the same as that already approved. The retention of the front access drive in its current position allows more trees to be retained and this will help to screen the house from public view and provide privacy to the new property. ### Summary The proposed changes have come about as a result of the detailed design process to allow construction to commence, and whilst many of the changes are minor, they are included within this application for completeness. The proposed development remains of a high quality design based on traditional styles but with contemporary elements. The use of painted render and pitched ‘slate’ roofs are common materials used on the Island, as too are the forms used in the composition and detailing of the dwelling. The proposed dwelling replaces an existing house agreed as being of ‘poor form’. The site plan illustrates the proposed house will sit comfortably on the residential curtilage, that it relates well to its neighbours and that the natural fall in the site levels from the Castletown Road acts to diminish the visual impact of the house when viewed from the highway. We trust the above and enclosed information provides sufficient information for this application to be considered but should you have any questions then please do not hesitate to contact our offices. Page 2 of 3 Yours faithfully George Li For and on behalf of Hartford Ltd. --- *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/35500-douglas-ballaveare-port-soderick-replacement-garage/documents/1345128*