**Document:** ADD Agents Rebuttal Statement
**Application:** 22/00912/B — Demolition of existing outbuilding and erection of new dwelling for both residential (class 3.3) and tourist accommodation (class 3.6)
**Decision:** Application Withdrawn
**Decision Date:** 2024-01-12
**Parish:** German
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/54868-st-johns-balladoyne-demolition-new-build/documents/1585940

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# ADD Agents Rebuttal Statement

1853.01 PA 22/00912/B – Demolition of Outbuilding and New Dwelling Balladoyne, St Johns REBUTTAL STATEMENT

Dear sirs we write to provide a rebuttal of comments received from The Mallards and the Society for the Preservation of the Manx Countryside and Environment.

The Mallards: We would like to comment as follows:

- 1. the dining area window of the proposed new dwelling is opposite the kitchen window in The Mallards however it must be noted that the windows will be 23.7m away from each other – a generous separation. It must also be noted that dining areas and kitchens are spaces where people are there for a purpose such as dining or cooking/washing-up, so the rooms are occupied only periodically
- 2. it is accepted the new dwelling is closer to The Mallards than the barn, but the dwelling is still 23.7m away from The Mallards.
- 3. The barn is also two storeys, it has a storage floor on the upper floor level
- 4. the new development will make the road much safer – the new entrance allows for cars to wait off the main road when entering and leaving Balladoyne, whereas the current access situation means cars have to wait in the road to get access into and out of Balladoyne. Highways Development Control were consulted during the design period and the entrance design meets with their design guidance; they have no objection to the proposals.
- 5. if used as holiday accommodation the outdoors area visitors will most likely use is the area on the southern gable end where the sliding/folding doors give access to the garden. This will not be overlooking the outdoor space of the Mallards – the patio outside Mallards is to the east of the new proposed dwelling and it is very unlikely to have visitors in that area of the garden for any length of time.
- 6. Light in The Mallards will not be affected – the new development is 23.7m away from the Mallards and the façade of the new dwelling that faces The Mallards is only single storey, with it being the eaves of the cat-slide roof. There is no risk to light to The Mallards.
- 7. There will be no impact on privacy for The Mallards. All openings’ windows or doors are only on ground floor and they are separated from The Mallards by trees and some hedging. There are no openings or windows at first floor level as that façade is the cat-slide roof with no windows facing The Mallards.

Mr and Mrs Davies have a good relationship with The Mallards owner and are happy if it helps to plant some

native species hedging along the boundary between The Mallards and the new dwelling. Mr and Mrs Davies are happy for this to be conditioned as part of an approval.

Society for the Preservation of the Manx Countryside and Environment We disagree with the opinion of the SPMCE. There are numerous examples of older or historic dwellings which have gables facing the main road, and often these dwellings are right up against the highway edge. Our proposed dwelling is set away from the roadside and its gable faces the road and this is to reflect the orientation of the existing barn. The designed orientation was the preferred option of the Planning Officer when consulted on the design where he said in an email dated 13th May 2021:

“With regard to the new dwelling, these are my thoughts:

1. Option 1 is preferable as it reflects the position and orientation of the existing barn and would provide a better representation that option 2, given the building has been designed to mirror the shape (form) of the existing barn.”

The new dwelling is less imposing than the barn on the existing house. The two-storey barn is located only 5.1m away from the existing dwelling, whereas the new dwelling is located some 13.8m away from the existing house. Therefore, with the barn being so close to the house it is more imposing than the new dwelling which is a further 8.7m away from the house.

The parts of the proposed dwelling that are visible from the highway and public view are more traditional in design with traditional materials and window/door design. Where out of public view the dwelling is more contemporary in appearance with Juliet balcony, sliding folding doors and patent glazing – but that is only on the southern gable and bottom of the eastern façade – away from public view.

Conclusion: Mr and Mrs Davies believe the design is sensitive to the area of St Johns and it will not result in any detriment to the residents of The Mallards. They respectfully ask that the objections from the owner of The Mallards and SPMCE be dismissed, and the application be permitted.

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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/54868-st-johns-balladoyne-demolition-new-build/documents/1585940*