Vehicular Access Planning Statement

Planning Statement

1700833

IN SUPPORT OF FULL, DETAILED APPLICATION FOR THE CONSTRUCTION OF NEW VEHICULAR ACCESS FOR THREE DWELLINGS APPROVED IN PRINCIPLE UNDER PA. 16/00867/A (AMENDMENT TO PA. 13/91377/B)

AT FIELDS 432533, 432534 AND 432535, PHILDRAW ROAD, BALLASALLA, ISLE OF MAN.

KAZ RYZNER ASSOCIATES <br> Chartered Town Planning Consultants

36 Woodlands Park, Guildford, Surrey. GU1 2TJ Tel: 01483570982 Email: [email protected]

August 2017

Contents

1. Background to Application ..... 1
2. The Proposed New Access ..... 1
3. Summary and Recommendation ..... 2
4. Appendix - Decision Notice PA. 13/91377/B ..... 3

Planning Statement

Full, Detailed Planning Application for the Construction of New Vehicular Access for Three Dwellings Approved In Principle under PA.16/00867/B.

at Fields 432533, 432534, 432535, Phildraw Road, Ballasalla, Isle of Man.

1. Background to Application.

1.1. Approval in principle for the erection of three new dwellings on Fields 432533, 432534 and 432535, Phildraw Road, Ballasalla ("the Site") has been granted on several occasions, most recently by decision notice dated 20th September 2016 under PA. 16/00867/A. 1.2. A stand alone application requesting full, detailed approval for a new access to service the three dwellings was granted approval by decision notice dated 3rd January 2014 under reference PA. 13/91377/B. Condition 1 of the approval required that development commence before the expiration of four years from the date of the decision notice (ie. 3rd January 2018). For reference purposes a copy of the decision notice is provided as APPENDIX KR1. 1.3. Proposals have been submitted to redevelop property "Walden" located to the immediate east of the Site. The application to redevelop "Walden" includes proposals for a new and improved access (Ref: PA. 17/00566/A). 1.4. If approved, the proposed new access to "Walden" will be sited immediately opposite the previously approved access to the Site as approved under in principle application PA. 16/00867/A and stand alone application PA. 13/91377/B. 1.5. This application seeks full, detailed approval for amendments to PA. 13/91377/B to reposition the previously approved point of access to the Site to approximately 25 meters further north of the previously approved position.

2. The Proposed New Access.

2.1. Full details of the proposed re-positioned vehicular access are provided on the submitted plans. As with the previously approved access, the proposed sightlines are 2.4 m by 70 m . 2.2. In order to achieve the proposed sightlines, and as previously considered and approved, the existing traditional Manx banks will be realigned and reconstructed along the frontage of the site as indicated on the submitted plans. As previously agreed and subsequently approved, where possible existing Manx banks will be retained.

2.3. Details of the proposed built parts of the entrance are provided on the submitted plans and will provide as high a quality new entrance into the site as previously approved. 2.4. At this stage, the applicant wishes to construct and establish the means of access into the site off Phildraw Road to serve the future development of the three new dwellings as approved in principle under PA. 16/00867/A. 2.5. It is considered that this stand alone full, detailed application is justified at this stage. As with the previously approved position of the vehicular access, the new vehicular access into the Site represents the least impacting entrance off Phildraw Road to service any future residential development of this residentially allocated site. This new position takes into consideration the proposed new entrance for "Walden".

3. Summary and Recommendation.

3.1. The submitted application seeks full, detailed approval for the construction of a new vehicular access into a residentially allocated site (LDHP) for which in principle approval has been granted for three new dwellings under PA. 16/00867/A. 3.2. In terms of sightlines, and where possible the re-alignment of existing Manx banks, the details of the current application are identical to those approved under both PA. 16/00867/A and PA. 13/91377/B. 3.3. The proposed access represents the preferred point of access off Phildraw Road to service the future residential development of the overall allocated site taking into consideration the proposed new and improved access for "Walden" applied for under PA.17/00566/A. 3.4. It is considered that there are no policy objections to the proposals under the adopted Area Plan for the South or the extant Strategic Plan. Under the provisions of the Area Plan for the South, the land use designation continues to be Low Density Housing in Parkland which was the relevant designation when the previous proposals were considered acceptable and approved. In addition, in highway terms, there are no policy objections to the proposals under the relevant provisions of the Strategic Plan. The required sightline details have been agreed with the Highways Division of the Department of Infrastructure in relation to the above referred previous approvals. 3.5. In light of the above considerations, it is requested that full detailed approval is granted for the construction of the means of access to the site as set out in the submitted plans.