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PROPOSED ERECTION OF TWO NEW DWELLINGS SITE ADJACENT TO DRUMAIN FARM, BALLARAGH ROAD, LONAN, ISLE OF MAN JOB NO - 16 1192 Client - Isle of Man Road Racing Ltd.
At the outset of this application and prior to the design of the two dwellings now proposed, meetings took place with the planning officer to discuss and identify the residential curtilage within which designs for two detached family dwellings could be incorporated.
Due to the reduced scale and ambiguity of the existing development plan, it was agreed as a reasonable approach, to utilise the red line residential curtilage established by the approval of the previous dwelling application PA 10/01193/B.
Following further discussions in relation to this boundary, we proposed that the irregular shape identified by this approval could be made more in keeping with the line of curtilage further up Ballaragh road by land swapping to regularise the shape of a residential plot.
The two plots would be accessed from the current access drive within the current 30mph speed limit directly off the B11 Ballaragh Road which offers good visibility in both directions.
See photographs 1-9 and visibility splay Drg no.16 1191 6
Upon entrance into the existing driveway, Plot 1 would be accessed directly ahead and plot 2 would be furnished with its own private drive. There would be adequate parking and turning within both plots for 2 or 3 vehicles plus turning for postal and delivery vehicles etc.
The existing steel framed barn is to be demolished and removed from site (ridge height 203.38).
This would open up the front of both of the plots and assist in outlooks from Drumain Farm also.
It would remove an overbearing, unattractive element from the site and offer an improvement to Booilley Voar in particular and the street scene generally.
The two designs differ very slightly in footprint and in finish material location, although each use the same material palette.
The placement of each dwelling takes advantage of their individual outlooks. Plot 1's primary outlook is to the south into the Laxey bay area over to clay head.
Plot 2's outlook is more to the south east in a more seaward direction. This prevents plot 2's primary outlook being over plot 1 and to assist further in this regard, it is proposed that screen hedge planting be included to all plot boundaries to further assist in the creation of private garden spaces. See Artist's impressions attached.
In relation to Drumain Farmhouse (ridge height 205.27), plot 2 dwelling is situated approx 21.0m away. The proposed ridge heights of both plots 1 & 2 would be set to 205.70, 430mm higher than that of Drumain Farmhouse. The proposed ridge height of the previously approved dwelling PA10/01193/B was set to approximately 206.35 around 830mm higher than that which is now proposed.
Both dwellings each offer a 5 bedroom property with integral garaging and both place the living accommodation up on the first floor to gain the best outlook.
The single storey outlets to each dwelling and to the rear (north west) follow the site gradients as best as possible to minimise excavation and fill of material.
It is anticipated that this will be retained and utilised on site.
In summary, the two dwellings proposed have been designed to achieve a practical balance in regard to current building lines, existing site topography, with minimum importation/exportation of excavated materials and to have as little impact upon neighbouring dwellings as possible.
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