Planning Statement (Part 1)

Planning Statement

Erection of 8 no. dwellings, Reayrt ny Glionney, Lonan

Erection of 8 no. Dwellings, Reayrt ny Glionney, Lonan EFAi PLANNING AND PLANNING Statement

Introduction

This application seeks detailed planning consent to develop a site at Reayrt ny Glionney, Lonan with 8 dwellings. The whole of the site is within an area which is designated for residential use in the Laxey and Lonan Area Plan, and which has been developed as All Saints Park and Reayrt ny Glionney. An extant planning approval exists on part of the application site for 3 dwellings which are yet to be constructed, and so by developing a previously unavailable additional parcel of land this application proposes to increase the overall number of dwellings at Reayrt ny Glionney by 5.

The scheme has been designed so as to have regard to relevant planning policy and the planning history of the site, and has formed the basis of consultation with a number of relevant parties including the Planning Authority, the Highway Authority, the Drainage Authority, local residents, Lonan Parish Commissioners and the MHK for the area.

The Site

The residential development known as Reayrt ny Glionney is located within the Parish of Lonan, close to the southern boundary of Laxey village. It forms part of a wider residential area along with All Saints Park immediately to the south west and Croit e Quill Road to the east, and there is open countryside beyond the north western development boundary. The wider area is characterised by a mix of dwelling styles and residential densities; Reayrt ny Glionney is largely made up of recently constructed detached dwellings, whilst those in All Saints Park are generally (but not entirely) semi-detached or terraced and the dwellings along Croit e Quill Road are a variety of ages, types and sizes.

The site which forms the subject of this application has an area of approximately 1.3 ha (3.2 acres) and is located on the northern and eastern sides of Reayrt ny Glionney, between the recent development and the older dwellings of Croit e Quill Road. The land slopes predominantly from west to east and from south to north, and is generally covered with scrub vegetation. All Saints Park and Reayrt ny Glionney

are accessed by way of a cul-de-sac highway which leads from Church Road and which runs along the western boundary of the application site.

Planning History

1. All Saints Park was developed following the approval of a scheme of 43 dwellings (PA 00/01342/B), whilst the land which has now been developed as Reayrt ny Glionney was initially the subject of a proposal for 49 dwellings (PA 06/01068/B) which was refused at appeal . Planning consent was subsequently approved on the same site under PA 07/02153/B for a development of 29 dwellings, and 26 of those units have now been completed .

Planning Policy Context

1. The planning policy context for the application is set out in the Isle of Man Strategic Plan (loMSP), which includes Residential Land Availability reports up to 2013, and in the Laxey and Lonan Area Plan. A partial review of the loMSP is currently being undertaken by the Department in order to update population and housing data and the Policies which derive from it, although a draft of the revised Plan is yet to be examined at Inquiry.
2. The Isle of Man Strategic Plan; the loMSP was adopted by the Department in June 2007 and approved by Tynwald the following month, and is intended to provide "the strategic and general policy framework within which provision will be made for development and conservation needs for the period 2001-2016". Together with Area Plans the loMSP forms a Development Plan as required by the 1999 Town and Country Planning Act. It is explained in the loMSP that existing Local Plans will remain in effect until they are replaced by new Area Plans, and that the 1982 Development Plan, as amended by the various Local Plans, will have effect as an Area Plan. It is also made clear in the Plan that "in the case of any inconsistency between the provisions of the Strategic Plan and the provisions of an Area Plan, whichever came into force later will prevail", with the loMSP being the most recent in this instance.
3. Amongst the Strategic Objectives of the Plan (pages 10-11) it is indicated that resources should be protected, used, and re-used in an efficient and economic way,

[^0] [^0]: The decision notice and Inspector's report for PA 06/01068/B are attached at Appendix 1 Dwelling types were subsequently amended under PA 10/00354/B, PA 11/00343/B and PA 12/01595/B

that most new development should be guided towards existing settlements in order to make "the optimum use of existing and planned infrastructure and services", and that high quality development will be encouraged throughout the Island. It is also stated that the housing needs of the community should be met by the provision of sufficient housing of an acceptable standard and of an appropriate nature and in appropriate locations, and that high standards of residential amenity in new development and a physically safe environment will be promoted.

1. The Strategic Policies which flow from these objectives (pages 13-18) emphasize the need to make the best use of resources by, amongst other things, "ensuring efficient use of sites, taking into account the needs for access, landscaping, open space, and amenity standards" and "being located so as to utilise existing and planned infrastructure, facilities and services". New development will be located primarily within existing settlements or within sustainable urban extensions, and should be designed so as to make a positive contribution to the environment of the Island. Development proposals must also protect or enhance the fabric and setting of, amongst other things, Conservation Areas. In appropriate cases the Department will require planning applications to be supported by a design statement. The Plan makes it clear that "the provision of an adequate supply of housing to meet the needs of the wider community is essential", and that the housing needs of the Island will be met by making provision for the development of 6000 additional dwellings over the Plan period.

1. The IoMSP includes an Island Spatial Strategy (ISS, pages 19-27) which is intended to guide the physical development of the Island up to 2016. The Island is divided into North, South, East and West regions and the ISS seeks to "promote a balanced and equitable pattern of sustainable development across the Island". It is estimated that in order to meet the housing needs of the Island over the plan period provision will have to be made for the development of 6000 additional dwellings. The Plan indicates that the Island's eastern region - which is comprised of Douglas, Onchan, Braddan, Marown, Santon, Laxey and Lonan - will accommodate 2500 of those dwellings, and the most recent Residential Land Availability report (published November 2013) indicates that there has been approval granted to 2626 additional units in the East between 2001 and 2013. If projected conversions and windfalls for the period 2013-2016 are taken into account the total could reach 2700 units, a surplus of 200 over the IoMSP figure of 2500. As part of the IoMSP review currently being undertaken the Department suggests that for the period 2011 to 2026 the

eastern region could provide 2440 of the 5100 additional dwellings that will be required on the Island.

1. Spatial Policy 3 (page 25) identifies Laxey as one of a number of Service Villages where Area Plans will define the development boundaries so as maintain and where appropriate increase employment opportunities, with housing to be provided to meet local needs and where appropriate to broaden the choice of location of housing. Spatial Policy 5 (page 25) states that new development will be located in the defined settlements, and that development will only be permitted in the countryside in accordance with General Policy 3.
2. General Policy 2 of the Plan (pages 30-31) identifies broad standards of development that should be taken into account if proposals are to be permitted, which include criteria in respect of building siting, layout, form and appearance, impact upon landscape or townscape, amenity standards for residents, highway safety and traffic flows, and parking space provision. Transport Policy 7 (page 97) requires parking provision in all new development to meet the Department's standards, which is shown at Appendix 7 of the loMSP (page 135) to be 2 spaces per unit for typical residential development. General Policy 3 (page 31) indicates that development will not be permitted outside of areas which are zoned for development unless it accords with one of the listed exceptions.
3. Environment Policy 1 (page 36) states that the countryside, which does not include land which is designated for future development on an Area Plan, will be protected for its own sake. Subsequent policies in respect of the Rural Environment seek to ensure that development will not have an adverse effect upon landscape character, woodland, areas of ecological interest, watercourses, areas affected by erosion or flooding, or important agricultural land. Policies in respect of the Built Environment provide guidance in respect of, amongst other things, Registered Buildings, Conservation Areas and archaeology. Environment Policy 42 (page 56) requires the design of new development in existing settlements to take account of "the particular character and identity, in terms of buildings and landscape features, of the immediate locality".
4. Housing Policy 1 (page 63) states that provision will be made for up to 6000 additional dwellings over the period of the Plan, which will be monitored and increased or decreased as necessary. Housing Policy 2 (page 63) states that the Department will seek to ensure the availability of land which is currently allocated for

residential development in existing Local Plans, and goes on to suggest that designated land which is not brought forward for development within 5 years could be placed in a land-bank and alternative land allocated for development in its place. Housing Policy 3 (page 64) confirms the distribution of dwellings suggested by the ISS, and Housing Policy 4 (page 64) states that housing should primarily be located within existing settlements or within sustainable urban extensions. Housing Policy 5 (page 65) indicates that up to of new dwellings on sites of 8 or more units will have to be affordable. Housing Policy 6 (page 66) states that residential development within areas which are zoned for such must be undertaken in accordance with an Area Plan development brief (should there be one) or otherwise in accordance with General Policy 2 of the loMSP.

1. Recreation Policy 3 (page 87) states that, where appropriate, new development should incorporate landscaped amenity areas into the design and that new residential schemes of ten or more dwellings must make provision for recreation and amenity space in accordance with the standards specified at Appendix 6 of the Plan. The Plan makes it clear that the general standards of space provision set down for new residential development will be applied having regard to criteria such as the proximity and availability of existing Open Space, including the foreshore, public glens and parks, and school fields which may be available for use outside of school hours. Recreation Policy 4 (page 87) states that open space should be provided on site or conveniently close to the associated development.
2. Appendix 6 of the Plan (pages 128-132) provides guidance in respect of open space requirements for new residential development, and confirms that the exact open space requirement will depend upon the individual circumstances and nature of each planning application. It goes on to differentiate between "open space" and "outdoor playing space", confirming that the latter may include sports and recreation facilities that are designed to serve the needs of either the general public or the members of a private organisation. It may also include formal or informal areas which are designed for children's play, but excludes areas such as woodlands and golf courses. The Plan sets the overall open space standard at 32 sq.m for each new resident, which is broken down further into 18 sq.m of formal space such as sports pitches, 6 sq.m of children's play space and 8 sq.m of amenity space. It also sets the assumed occupancy levels for new dwellings, and explains that where possible open space should be provided in the first instance on-site or off-site where this would improve

the quality of the development and the open space provided. Where these options are not practical then commuted sums will be considered.

1. Transport Policies 1 and 2 (page 95) require new development to be located, where possible, close to existing public transport facilities and routes, including pedestrian, cycle and rail routes, and where appropriate to make provision for new routes including links into existing systems. Transport Policy 4 of the Plan (page 96) seeks to ensure that new and existing highways are capable of safely accommodating the vehicle and pedestrian journeys created by development, whilst Transport Policy 8 (page 97) requires all applications for major development to be accompanied by a Transport Assessment. The Plan recognises that development will be required in areas not yet connected to IRIS, and that interim drainage measures such as individual treatment works may be appropriate. Infrastructure Policy 1 (page 101) states that development shall only take place in areas that will ultimately be connected to IRIS, whilst Infrastructure Policy 2 (page 101) states that interim drainage arrangements for development in areas awaiting connection to IRIS shall be submitted to and approved by the Department. Energy Policy 5 (page 109) requires proposals for more than 5 dwellings to be accompanied by an Energy Impact Assessment .
2. The Laxey and Lonan Area Plan; the Laxey and Lonan Area Plan Order 2005 was approved by Tynwald on 20th October 2005 and came into operation on 1st November of the same year. The application site is within an area which is referred to as "Development Area 17" in the Plan and which is shown on Map No. 2 to be allocated for Proposed Predominantly Residential use. The site is not within an Area of High Landscape Value and Scenic Significance or within an Area of Ecological Interest, and does not contain any Ancient Monuments or Sites of Archaeological Interest.
3. Public Open Space Policy L/TRT/PR/7 (page 19) states that the Department will generally require the provision of playing facilities/open space within new residential development, and that they must be sensitively and usefully located. The Policy goes on to state that the provision may not always be required "where developments are of such a scale where such provision would either be unwarranted or impracticable."

[^0] [^0]: An Energy Impact Assessment/Statement is attached at Appendix 2

1. The Residential chapter of the Plan provides a summary of the planning history of Development Area 17 (page 35), and confirms that "the roads and sewers serving the site are capable of accepting the development of all of the land between Church Road and the properties known as Sunhill Cottages and Langdale". It goes on to state that development of the area would be "a logical extension to an already builtup area and where development would generally appear as part of the housing and development which is already in place", and that "the majority of properties in Croit e Quill have been built to take advantage of the views towards the sea rather than the views to the rear which would be over land which is generally higher than the existing properties". A summary is also provided (page 36) of a number of design issues which the Department will have regard to when assessing any development proposal, which includes the amenity of adjacent property, dwelling design, open space provision, density of development and means of access.
2. It is also estimated in the Residential chapter of the Plan (page 39) that the development of Area 17 is "likely to yield" around 70 dwellings, and it is recognised that parking standards for new residential development will be introduced on an Island-wide basis by the loMSP (policies L/RES/PR/15 and L/CP/PR/2 refer to parking standards for new residential development but they have indeed been superseded by the policies of the loMSP). Area 17 is the subject of a Development Brief (Policy L/RES/PR/12, page 43) which provides guidance in respect of dwelling design, density of development, landscaping and layout, drainage, provision of open space, the protection of amenity for neighbouring residents and vehicular access arrangements .
3. Amongst the Drainage Policies of the Plan (pages 69 \& 70) it is stated that no development will be permitted where the sewage produced as a result of the development cannot be dealt with in a manner which satisfies the Department of Transport and the Department of Local Government and the Environment. It is also stated that foul and surface water systems must be kept separate, that the Department of Transport should be consulted prior to the submission of an application, and that all sewerage will have to comply with the requirements and standards of the Department of Transport .

[^0] [^0]: The Development Brief for Area 17 is attached at Appendix 3 The Drainage Authority for the area is now Manx Utilities

The Proposed Development

1. The application site is within Area 17 of the Laxey and Lonan Area Plan and as such is designated for Proposed Predominantly Residential use. Area 17 has to date been developed with 47 dwellings at All Saints Park (2 of which face onto Church Road) and 22 dwellings at Reayrt ny Glionney. A further three large detached dwellings have been approved at Reayrt ny Glionney, but they were designed by the previous owner of the site in 2007 and in the view of Heritage Homes Limited they are not of a size or design that will help to meet housing demand in this location at this time, and are therefore yet to be constructed.
2. The scheme approved under PA 07/02153/B did not include all of the land on the eastern side of the site, i.e. between the Reayrt ny Glionney estate road and the dwellings on Croit e Quill Road, as it was not all within the ownership of the applicant at that time. The remainder of that parcel (field 614855) has now been obtained by Heritage Homes Limited, thus expanding the area that is available for development by approximately 3000 sq.m. The enlarged site, coupled with the redesign and reduction in size of the dwellings on the three previously approved plots , has resulted in a proposed scheme of 8 no. detached dwellings - an increase of 5 over the previously approved number of units.
3. It is estimated in the Laxey and Lonan Area Plan that Area 17 "is likely to yield" around 70 dwellings. This estimate does not form part of a Policy or Development Brief, and there is no indication that the figure is based upon consideration of potential layouts or dwelling types. The general nature of the wording clearly suggests that it is not intended to be a precise limit on the number of dwellings to be provided in the area. It is likely that the estimate figure is intended to provide very general guidance in respect of the density of development expected for the site and, notwithstanding the fact that the impact of density upon amenity must be considered in conjunction with other factors such as development layout and dwelling size, the dwellings now proposed - which will result in a total of 77 units in Area 17 - will not result in a density that has an adverse impact upon the living environment for new and existing residents or upon the wider area in general. The issue of density forms part of the Development Brief and is considered further below. The Inspector for PA 06/01068/B considered a scheme of 49 dwellings for what is now the Reayrt ny

[^0] [^0]: The previously approved dwelling types had floor areas of 418 and 430 sq.m, the proposed dwelling types have floor areas of 242 and 276 sq.m

Glionney site and concluded that an over provision of 22 dwellings would result in a density that is too high, thus being contrary to the recently adopted Area Plan. The Area Plan is now almost 10 years old and in terms of overall numbers, density and dwelling/plot sizes the Reayrt ny Glionney development (including the 8 dwellings now proposed) bears little or no comparison to the scheme proposed under PA 06/01068/B.

1. The scheme has been designed so as to take the Area Plan Development Brief into account, with particular care being taken over the relationship between the proposed dwellings and existing neighbouring properties. The Development Brief recognises that existing dwellings will be lower than those being proposed and indicates that at least 20 metres must be maintained between front/rear elevations, with the minimum distance in this instance being 23 metres between the proposed new dwelling on plot 30 and the conservatory of "Tara". The site boundary at this point is marked by substantial screen hedging, which can be supplemented with further planting within the application site if required. The distances between the other proposed dwellings and the nearest existing properties on Croit e Quill Road are generally around 30 metres, and as with plot 30 boundary planting can be provided or enhanced where required. These relationships are illustrated on the submitted site section drawings.
2. The development layout proposed under PA 06/01068/B included plots to the rear of the existing adjacent dwellings "Langdale" and "Sunhill Cottages", with the dwelling proposed for Plot 40 at that time being 10 metres away from Langdale at the nearest point. The Inspector acknowledged that the occupants of the dwelling on Plot 40 would not look directly into Langdale but concluded that, due to differences in levels, the relative proximity and "domination" of the proposed the new dwellings would be unacceptable. The scheme subsequently approved under PA 07/02153/B took these issues into account, and in terms of floor levels and distances to existing property the dwellings now being proposed relate much more closely to the approved scheme. It should be noted that approximately of material will be removed from the site in order to set the dwellings below current ground levels; approximately of that will be re-used on site to form gardens, with the remainder to be taken by contractors to approved locations.
3. In response to sloping site levels the dwellings on plots 29 to 34 , i.e. those on the eastern side of the site, will be split-level structures with a single storey at the roadside and two storeys at the rear. The dwellings proposed for plots 27 and 28, which slope less steeply and relate less closely to neighbouring property, will be full

two storey structures. Neither of the dwelling types now proposed currently feature at Reayrt ny Glionney - the split-level dwellings have been designed specifically for this site - and as such they add to the variety and interest of dwelling types within the development. It should be noted that the only external differences between Option A and Option B of the split-level dwellings are alternative window styles for the lounge and bedroom 2 at the rear, and for the Cedar the only external difference for the 5 bed option is a small additional window at the rear. Each of the proposed dwellings will be set within a generous plot and, whilst the density of existing housing in the vicinity of the site is mixed, the proposed density of the dwellings within the application site will be comparable to lower examples in the area such as "Langdale", thus ensuring that the density within Reayrt ny Glionney overall decreases towards the northern end of the development.

1. The previously approved scheme for Reayrt ny Glionney does not include formal open space (i.e. sports pitches) and that approach has been maintained for this proposal, with the children's/amenity space previously approved on the site to be increased in size to take account of the 5 additional dwellings now proposed. Similarly, as the development relies upon previously unavailable land to provide five additional dwellings it does not trigger the affordable housing requirements of Housing Policy 5 (the three large dwellings approved under PA 07/02153/B but not yet constructed formed part of a larger scheme that would have been assessed against Housing Policy 5 at that time).
2. The proposed development will be connected to the public foul and surface water sewers in the same manner as the existing dwellings at Reayrt ny Glionney, with connections to be made to existing drains in Croit e Quill Road via the approved footpath link. A Highways Statement in respect of the proposal has been prepared by Bryan G Hall Consulting Civil and Transportation Planning Engineers, who conclude that the layout of the proposed development conforms with the recommendations of relevant highways design guidance and "therefore there is no reason relating to highways or safety matters why planning approval should not be granted as it will not be detrimental to the safety or convenience of other road users".

Summary \& Conclusion

1. The application site is within an area which is designated for Proposed Predominantly Residential use in the Laxey and Lonan Area Plan, between the recently developed dwellings of Reayrt ny Glionney and the older dwellings of Croit e Quill Road. Planning approval exists to develop part of the site with 3 large detached dwellings and public open space, whilst the remainder of the site is land which has only recently become available for development. The application seeks detailed planning consent to develop the enlarged site with 8 detached dwellings and public open space, an increase of 5 units from the previously approved total for the area. The density of the proposed development, and of Reayrt ny Glionney overall, will be in accordance with the intentions of the Area Plan.
2. The proposed dwellings have been positioned and designed so as to take account of the Development Brief for the site, including the need to consider distances between new and existing property in order to protect residential amenity. The drainage arrangements for the proposed dwellings match those of the existing development, and traffic generated by the dwellings will not be detrimental to the safety or convenience of other road users. The proposal has formed the basis of consultation with a number of relevant parties, including the Planning Authority, the Highway Authority, the Drainage Authority, local residents, Lonan Parish Commissioners and the MHK for the area.
3. On the basis of the above we consider that there is no material reason why Planning Approval for the scheme as proposed should be withheld.