**Document:** 11-PLANNING Statement **Application:** 26/00125/B — Overclad walls with insulation and render system, removal of 5 windows, removal of integrated single garage, conversion to part bedroom part utility room, installation of sliding patio window. Increase width of existing highway access, extend parking area in front of the house to improve vehicle manoeuvring on the site, and extension of existing open-fronted agricultural shed and addition of roller shutter door. **Decision:** **Decision Date:** **Parish:** Michael **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/130676-michael-gara-vadran-douglas-conversion-extension/documents/1591050 --- # 11-PLANNING Statement ## 2.6 Description • Background • Need [Table omitted in markdown export] The primary need is to improve the distribution of internal spaces and the thermal efficiency of the existing building fabric to better suit a young modern family. The reconfigured spaces will provide an open plan kitchen and living room with a mezzanine and attached guest room, improved bedrooms and bathrooms and a new utility room. The terrace to the rear of the house is poor quality and undersized for the number of occupants and the proposal seeks permission to increase its size and arrangement. The roof and walls will be insulated to a modern standard to improve thermal efficiency of the building, thereby decreasing the energy use requirement. The existing entrance to the site from the main road is narrow, making it difficult to turn in to the site and park a larger modern vehicle. The site entrance is just within a 40mph zone, the 30mph limit starts immediately next to the driveway, roughly in line with the property boundary. ## 2.7 Design Principles • Nature Of Proposals The proposals have been developed with careful consideration to the requirements of the applicants and their family, the character of the building and its future use. The internal footprint will remain the same with internal walls reconfigured to improve the layout and ensure its suitability over the long-term. On the entrance level (0), the hallway + living/ dining space will be opened into a single space. The wall to the kitchen will be removed, the kitchen will extend into this space. The current sliding door opening to the patio is to be widened to incorporate the adjacent window, forming a single large opening with sliding doors onto the proposed terrace. The existing terrace will be removed and a larger stepped terrace created to better suit the occupants and better connect the new living space to the garden. The chimney breast will be opened up to have a double-sided hearth and a portion of the existing office space will be incorporated into this open-plan room to form a smaller seating area with access to one side of the hearth. The loft space over the dining + living room will be opened to the underside of the roof, providing the opportunity to include a mezzanine level above the small seating area. On level -1, the garage is to be incorporated into the house and repurposed as a bedroom with a new utility room behind. The internal walls between the existing garage and adjoining bedrooms will be reconfigured to create more equally sized bedrooms. The existing central window will no longer be needed and will be removed and infilled. The hallway on this level will be extended to provide better access to the corner room and the bathroom will be moved into the adjacent space. This will create three bedrooms of roughly equal size and quality, an improved bathroom and a new utility room. On level 1, half a level up from the entrance level, the master bedroom will remain but with its existing en-suite becoming a walk-through wardrobe and the adjacent bedroom becoming a new larger ensuite with a bath and shower. A new guest bedroom/ storage space is proposed in the roof space next to the mezzanine and over the office; there would be a new window in the NW wall for this space. It is also proposed to extend the existing open-fronted, steel-frame, profiled-steel-sheet-clad agricultural shed to the rear of the house to ensure that there is sufficient space to store the family's outdoor equipment and the equipment needed to maintain such a large garden and woodland plot. The shed currently measures approx 9.1m x 6m. The lean-to extension would be to the front of the shed, extending it by approx 2.5m to approx 9.1m x 8.5m. The extension would be clad in the same profiled steel sheeting on all sides; there would be a 2.5m wide roller door on the front of the shed. The entrance from the main road will be widened to improve the visibility splay when entering and exiting the site. The parking area is to be extended to make vehicle maneuvering on the site easier. ## 3 Planning History [Table omitted in markdown export] ## 4 Relevant Planning Policy The proposals are in line with the strategic objectives of the Isle of Man Strategic Plan 2016 ## General Policy 2 (a) in accordance with any design brief (b) respects site + surroundings (c) does not adversely affect surroundings (d) does not adversely affect protected wildlife (e) does not adversely affect public views of sea (f) incorporates existing landscape features (g) does not adversely affect amenity of local residents (h) provides satisfactory amenity standards in itself (i) does not adversely affect road safety (j) can be provided with all services (k) does not prejudice development of adjoining land (l) is not on contaminated land (m) takes account of community + personal safety (n) is designed having regard to best practice in reducing energy consumption Each of these elements have been considered in the design of the proposal. The effect of the alterations, particularly in relation to how it is viewed from the main road, is minimal. ## Strategic Policy 1 Development should make best possible use of resources by: (a) optimising use of previously developed land, redundant buildings, unused and under-used land and buildings... ## Strategic Policy 2 New development will be located primarily within our existing towns and villages... ## Strategic Policy 3 Proposals for development must ensure that the individual character of our towns & villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character ## and ## Environment Policy 42 New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Consideration of the design of the house in relation to the individual character of 'Kirk Michael' is not relevant, traditional houses, shops and cottages fronting directly on to the main road. Within the house's immediate context, however, the character and identity is retained. That is, larger detached houses set back from the road in large plots, generally bordered with mature trees, generally with a driveway or parking area between the road and the house. Note that the mature trees within the site will not be affected by the development; the shrubs that currently border the parking area are to be removed so that this can be extended. ## Strategic Policy 5 New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. Upgrading and updating the external appearance of the house will make a modest but positive contribution to the environment of the Island. ## Environment Policy 10 Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. In reference to the Isle of Man Flood Risk Map, there are small areas of Low and Medium Likelihood of Surface Water flooding around, behind and mainly to the south east of the house. The main area is related to an open channel that feeds in to the river at the bottom of the valley. The current risk to the property is not affected by the nature and scope of the proposed development. ## Transport Policy 7 The Department will require that in all new development, parking provision must be in accordance with the Department's current Standards (set out in Appendix 7, table A.7.6) The site currently accommodates 2-3 parking spaces plus the integrated garage. The alterations to the parking area will maintain 3-4 parking spaces, thereby complying with the min requirement of 2 spaces per dwelling --- *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/130676-michael-gara-vadran-douglas-conversion-extension/documents/1591050*