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| Received 11/9/2007 0701687 Town and Country Planning Act 1999 PLANNING and BUILDING CONTROL DIRECTORATE | ||
| App | 96.08 | Date and Officer Initials |
THE PROPOSAL TO DEMOLISH EXISTING BUNGALOW AND OUT BUILDINGS AND THE ERECTION OF A DETACHED DWELLING AND GARAGE
AT
SILVERBEECH, GLEN ROAD, COLBY, ISLE OF MAN
FOR
MR B CORCORAN.
An application for the demolition of the existing building garages and outbuilding in conjunction with erection of a new detached house and garage where prepared and submitted to the Planning Committee of the Department of Local Government and the Environment on appeal PA06/941. The application was refused and notice was issued on the 16th April 2007.
The proposal site consists of a long plot of land with the existing dwelling to be demolished “Silverbeech” is located on the northern end of the site. The Primary and existing access is from a lane off the A27 Colby Glen Road adjacent to “Glen arm” although there is a private gate to the southern end of the site also off the Colby Glen Road. The site has a south facing aspect with the proposal to enlarge the existing access from the rear. The existing single storey detached high hipped bungalow sits in a lower position than the rear lane and “Glen arm” along with two outbuildings, the associated garage of which access is from the rear lane sits in an elevated position equal to “Glen arm”.” Silverbeech” and all its outbuildings including the garage are in a dilapidated condition and would not be viable as a refurbishment project. The Southern Roadside boundary consists of a traditional stonewall with a general site level set at almost the same as the top of the wall, which is approximately 1300mm above Colby Glen Road level. Existing trees and hedgerow are mostly on the west, less so to the lower east boundaries and the entire plot has a high quality mature lawn, and shrubs of which are to be retained.
The proposed application seeks to erect a dormer style bungalow as per an earlier approval in principal PA05/92124. It is our understanding that the demolition and the building of a dormer bungalow style dwelling including a detached garage has already been given in principal this approval was based upon a footprint more or less on that of the existing dwelling and no obvious tree loss. We would like to add at this point with regards to the possible tree loss that we contacted the Department of Agriculture, Fisheries and Forestry after high winds in late 2006 with concerns to some fallen dead trees to the west and further exposed damaged trees to the east of the site. The trees advised to be removed where at the suggestion of DAFF and not of Mr Corcoran and certainly not for the reason of a new dwelling. See felling license and DAFF report appendix 2
PLANNING REFUSAL: Notice issued is attached at appendix 1.
VISUAL IMPACT: We would like to make the following points in support of this Application:
We attached at appendix 3 a location plan indicating the proposed site outlined in red indicating the position of a series of photographs numbered 1-16 which are to be read in conjunction with the report and illustrate the existing surrounding dwellings that are located immediately along the A27 and off Ballachrink all within the vicinity of the proposed site also attached are some architectural styles (i.e. bays, windows, roofing materials, finishes and architectural stonework) of which we aim to incorporate into the proposed dwelling.
"Glen arm" on the left of the photograph is the neighboring property to the proposal site, which is Poorly and extensively unsympathetically extended cottage with a mix of roofing materials (rosemary type roof tiles to the main house and decra double roman type sheeting to the rear extension) and non traditional fenestration windows in both timber and upvc.
Immediately behind "Glen arm" is "Glenfield" of which is a very substantial house greatly extended on a small plot of land, and incorporating non vernacular styles (windows in particular) it bears no resemblance to either "Glen arm" or its direct neighbour "Reayrtyn".
"Reayrtyn" bears no resemblance to "Glenfield" with its traditional pointed manx stonework and flat roof dormers, although the Georgian type top hung upvc windows are vernacular in this area. It only shares a similar roofing material with its two neighbors.
Shows the recently constructed "Bay View" which replaced an older cottage. The new cottage has a far greater floor area than the cottage it replaced and bears no to the previous dwelling. Additionally it does not match or mirror any of the features of its neighbours and dominates "Sea view" by height and proximity. Although its rendered finish and partial cement banding around the windows is a vernacular modern finish it gives a tradition in style.
Shows that "Silver beech" on the left and "Glen arm" to the right, bear no resemblance to each other with reference to ridge height, style and type of property.
“Avistine” another smooth rendered property incorporating artstone cills and partial cement banding around the windows, as above.
“Thie Ny Chibbyr” Has many architectural and vernacular merits to the proposed dwelling, with its artstone cills, cement banding, bay window capping and sectional window style although the proposed is of Georgian glazed type.
No 2 Ballachrink which is adjacent to the proposal site has recently been extensively extended giving a 60% greater floor space and has a ridge height measured with a theodolite at the southern end and left hand side of the picture of 6.65m and a footprint of 25% of the plot size. The exterior is smooth rendered and painted not vernacular of any of its immediate surrounding properties.
The houses on the A27 and Ballachrink do not warrant any architectural worth, exhibiting a mixture of house types including bungalows, dormer bungalows and houses in one close, all with differing roof pitches, ridge heights, footprints and fenestration, with the only matching features being similar exterior wall finishes and roofing materials. (manx stone cladding, dashed walls, differing interlocking concrete roof tiles.
Show architectural points of interest in common with our proposed dwelling and of which it is our intention to include them into the construction giving an overall sympathetic resemblance too many immediately localized existing properties: Roof coping finishes (as one side of “Glen arm”), corbels at eaves, flat roofed bay window, smooth rendered, painted masonry, artstone, lintols, cills, mullions around or above all doors and windows including bays (in place of cement bands) Georgian style sectional glazing to doors and windows (similar to existing) “Silverbeech” windows shown in picture), also architectural rainwater goods as existing to “Silverbeech”.
SERVICES: All utility services and drainage connections are existing.
WATER PRESSURE: In March 2006 we requested that the Water Board did a flow and pressure test to the existing water supply within “Silverbeech” and the results are has follows:
Flow rate 16ltr of water per minute and 1bar of pressure resulting in a good average with the future flow and pressure to rise significantly with the planned water system upgrades being carried in the Colby area this summer 2007.
THE DEPARTMENT OF TRANSPORT: Do not have any objections to the Proposals although a drainage connection may be necessary.
SITE SURVEY: A theodolite survey has been undertaken to establish accuracy to the ridge height of “Glen arm”, the results are as follows:
The existing finished floor level of “Silverbeech” was taken as 100.00m as it stands with the existing ridge level of the adjacent “Glen arm” reading 108.00m exactly 8m higher).
In relation to these existing levels our proposed final ridge level reading would be 107.45m (exactly .55m lower than “Glen arm”).
If necessary the proposed footprint could be lowered by .3m hence reducing its height considerably but not preferably.
SITE TO DWELLING AREAS: The size of the proposal in relation to its substantial plot size would not be excessive or an overdevelopment. The existing plot covers some 2,316 sq yards (just under ½ acre) with the proposed footprint covering less than 10% of the plot.” Glen arm” as built covers approx 30% of its site. No 4 Ballachrink covers approx 20% of its site area. (Taken from Ordinance Survey).
DRAWINGS: Proposal plans and drawings at appendix 4.
CONCLUSIONS: The accompanying photographic evidence indicates that there is not dwelling type or style that relates to its neighbouring properties with regards to design within the vicinity. With such a large mixture of wall finishes, i.e. pointed stone, spar dash of different types, smooth and textured rendered finishes, differing roofing materials i.e. slate rosemary’s, a mixture of concrete interlocking tiles, decra type false roof sheeting tiles, asbestos slates and differing traditional window fenestration and frame materials, there does not appear to be a “house type” that follows or dictates any style to the landscape or built environment.
The finished ridge height of the proposal is considerably lower than that of its neighbour “Glen arm” and we believe would not dominate its surroundings buildings or landscape in anyway.
The existing dilapidated dwelling outbuildings and garage do not benefit the existing area and are beyond any serviceable use.
In conclusion, we feel that the proposal of erecting a detached dormer style bungalow and detached garage of this type on the existing residential site are acceptable and that all the concerns regarding previous refusals have been answered or deal with within this application.
We would kindly ask the Planning Committee to consider the proceeding comments also appendix 1-4 in support for this planning application for the approval to erect a new dwelling of this type and garage with hope of the approval to our proposals.
This written statement was prepared on behalf of and in conjunction with Mr. Brian Corcoran by Mr. Simon Atherton
Signed Simon Atherton
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