APL Planning Statement

Planning Statement In Support Of The Erection Of A Pair Of Dwellings To Replace The Existing, East View, Sulby Bridge, Sulby, Lezayre Im7 2Eu

Aerial site location plan showing a residential housing estate adjacent to a main road and agricultural fields.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

1.0 Introduction
1.1 The site is the curtilage of an existing dwelling, East View which sits on the western side of the A3 TT course between Sulby Bridge and the Ginger Hall public house, restaurant and hotel.
1.2 East View is a traditional Manx cottage which sits facing the road. To the immediate south is another traditional cottage - Mill View. To the north is an open area with a small sub station at the front of the site, beyond which is Riverside, an elongated single storey traditional building albeit significantly longer than the traditional footprint and having the appearance of a row of cottages.
1.3 To the rear of the property is Carrick Park, a relatively modern estate of properties. Those directly behind East View are dormer bungalows with numbers 6, 7 and 8 being visible from the main road. These have rendered walls, dark concrete tiled roofs with pitched roofed dormers within the rear pitches facing the A3.
1.4 Elsewhere in the streetscene there is a hipped, slated roofed bungalow on the southern corner of the entrance into Carrick Park - The Shop (see below).

Company Registration 134325C

A photograph showing a wooden fence in the foreground with residential properties visible behind trees and hedges under a blue sky.

1.5 To the south of this is an open, hard surfaced car park beyond which is the Ginger Hall which has a detached single and two storey outbuilding with the main hotel building being a mix of single and two storey accommodation with windows serving the roof space, angled bay windows, curved headed window openings on the ground floor and vertical sliding sash windows throughout.
1.6 From the Ginger Hall, across the narrow road leading to the Claddaghs, known as River Meadow Land, is a pair of traditional Manx cottages - Lhen View and Holly Bank with the former having single storey angled bays not unlike those in the hotel.

Company Registration 134325C

A photograph showing a white single-story bungalow situated at a road junction in a rural setting, likely the existing dwelling to be demolished.

A street-level photograph showing a white detached house and a hotel building at a road junction in a rural setting.

1.7 The frontage of East View is currently a low stone wall with a hedge behind which provides a solid screen of the ground floor of the property from the road. There is a single storey attached garage alongside Mill View with a hedge and trees on that boundary.
1.8 The house has two floors of windows in the front elevation and no first floor windows in the rear elevation and no windows in either side elevation.
1.9 There is presently space for the parking of one vehicle as the existing garage has insufficient length to accommodate a full sized motor car.

Company Registration 134325C

A street-level photograph showing a wooden fence running along a roadside with a car and houses visible in the background.

2.0 The proposal
2.1 Proposed is the erection of a pair of semi detached dwellings on the site of the existing dwelling, East View which is to be demolished. As the building is not protected by Registration or Conservation Area status, there is nothing to prevent the applicant demolishing the property, with the appropriate Demolition Notice under the Building Regulations.
2.2 The dwellings have been designed to reflect the range of architecture and designs of buildings in the vicinity in having predominantly traditional features and finishes other than a small section where the two properties meet which is finished in modern materials.
2.3 The two proposed dwellings will both be three bed units both with bedrooms and bathrooms on the first floor, one half landing window in the rear of the southern unit rear elevation and with no windows in the first floor rear elevations other than one in the southern unit serving a bathroom which will be fitted with obscured glazing.
2.4 The dwellings have been orientated such that one faces the main road, to mirror Mill View, the property immediately to the south and the other with its gable to the road, reflecting the layout of Riverside, the nearest property to the north.
2.5 Both properties have provision for parking for two vehicles and for turning where the manoeuvring space in front of each dwelling is provided on a reinforced grass system which has the appearance of grass but allows for vehicles to turn upon it.
2.6 Both dwellings have a grassed rear garden which will be bounded by the existing, repaired fence behind which will be planted a new hedge. Both properties have a timber shed within which bicycles may be securely kept.
2.7 The existing entrance will be moved slightly northward and a new entrance serving the additional dwelling will be introduced to the north of this. Both entrances will have a drainage channel connected to the proposed surface water system to precent water discharging onto the highway.
2.8 No trees are to be removed to facilitate the development and the existing large tree to the south of the development will be protected during development by the introduction of a fenced Construction Exclusion Zone.

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3.0 Planning History
3.1 The dwelling on the site was built prior to the introduction of the planning system. There was approval granted for extensions under 06/01940/B (see below) and permission was granted for the installation of replacement windows under 06/00800/B.

Approval granted for extensions under 06/01940/B

3.2 The most relevant previous decision on this site was a refusal for replacement of the existing dwelling under 20/01452/B. This application, shown below, was refused for the following reasons:

The proposal is considered contrary to General Policy 2 b&c,g and Environmental Policy 42 and the recent Residential design guide 2021 as the design would be read at odds with the character of the surrounding streetscene and is considered over development for the site leading to an adverse visual harm with a perceived harmful impact upon the neighbouring properties. It is therefore concluded that the planning application is recommended for refusal.

Company Registration 134325C

The image displays four architectural elevation drawings of a proposed stone dwelling, illustrating the South West, South East, North East, and North West views.

Company Registration 134325C

Architectural elevations displaying the front and rear facades of a proposed two-story dwelling with detailed material annotations.

A technical site plan showing the layout of a property with proposed parking, driveway, landscaping, and existing boundaries, including visibility splay analysis.

3.3 Objections were received to this application from the owners of Hill View and 7 and 8, Carrick Park. These related to a range of issues including the impact on existing trees, the extent of the site in relation to land ownership, the impact of the proposal on light and privacy for the properties to the rear.

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4.0 Planning context
4.1 The site is designated for residential development in the Sulby Local Plan of 1998:

4.3 The recently published draft Area Plan for the North and West confirms this designation:

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A map extract showing the site location with surrounding residential properties and the specific plot boundary highlighted.

A site location plan showing the application site highlighted in yellow within a purple boundary line, situated near a river and residential area.

4.4 Sulby is recognised as a village in the Strategic Plan settlement hierarchy and where development “should maintain the existing settlement character and should be of an appropriate scale to meet local needs for housing and limited employment opportunities”. Spatial Policy 4 also recommends that Area Pans should ring the development boundaries of such settlements so as to maintain their character.
4.5 Development is directed towards sustainable locations - ie settlements - under Strategic Policies 1, 2 and 10, Spatial Policy 5 and Housing Policy 4 of the Strategic Plan.
4.6 As well as promoting sustainable development, Strategic Policy 1 also encourages development to:

“make the best use of resources by:

(a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and reusing scarce indigenous building materials and
(b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards.”

4.7 As the site is within an area designated for residential use on the extant and emerging development plans, General Policy 2 is also considered applicable as follows:

Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality;

Company Registration 134325C

(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption.

4.8 New dwellings should have an acceptable impact on highway safety and adequate parking (two parking spaces per unit) (General Policy 2, Transport Policies 4 and 7 and Appendix Seven).
4.9 Development must not result in any adverse impact on the living conditions of those in adjacent properties and guidance on how this may be assessed is set out in the Residential Design Guide (General Policy 2).
4.10 Developments should also take account of Climate Change and involve sustainable construction and renewable energy where possible and practicable.
4.11 No part of the application site is within a Conservation Area or contains buildings which are Registered.
4.12 Development which would increase the risk of flooding or be at unacceptable risk of flooding in itself is presumed against (Environment Policies 10 and 13 and General Policy 2). The flood risk maps both on the Flood Hub and the draft Area Plan for the North and West are difficult to detail due to their size and are difficult to helpfully replicate, but the site seems to be affected in one part from fluvial flooding associated with the Sulby River which runs to the north of Riverside.
4.13 There are no Registered Trees on or near the site. Development which results in the loss of trees of amenity value is presumed against and development should take into account existing landscape features (Environment Policy 3 and General Policy 2).
4.14 Development is generally expected to have a positive impact on the character and appearance of an area and be of high quality of design and finish (General Policy 2, Strategic Policies 3 and 5 and Environment Policy 42).

Company Registration 134325C

5.0 Assessment and conclusion
5.1 The site lies within the settlement boundary of a defined settlement, in a sustainable location within reasonable walking distance of a shop, primary school, two churches, two public houses and the village hall. The site is also close to the Claddagh Recreation area and numerous public footpaths including the former railway line which links Peel to Ramsey.
5.2 Development of this site as proposed would satisfy Strategic Policies 1, 2, 10, Spatial Policy 5 and Housing Policy 4 in terms of sustainable development.
5.3 The increase in the number of dwellings on the site would also optimise the use of this sustainable site so in principle satisfies Strategic Policy 1a.
5.4 Of course, simply because the site is sustainable and the development optimises its use, there are other, just as important considerations to take into account. These are:

• Provisions for car parking and highway safety (Transport Policies 4 and 7 and General Policy 2)
• The impact on existing trees and vegetation (General Policy 2)
• The impact on the living conditions of those in neighbouring properties (General Policy 2 and the Residential Design Guide)
• The impact of and from the development on flooding (General Policy 2 and Environment Policies 10 and 13)
• The impact of the development on the character and appearance of the area (General Policy 2, Strategic Policies 3 and 5 and Environment Policy 42).

5.4 Car parking and highway safety 5.4.1 The development provides two parking spaces per unit in accordance with the Strategic Plan standards. Each access has visibility of 70m from 2.4m in both directions. This is considered acceptable given that the speed of traffic is limited to 30 mph. The proposal is therefore considered to accord with GP2h and i and TPs 4 and 7 of the Strategic Plan.
5.5 Trees and vegetation

5.5 The proposal will result in the loss of the existing hedge which runs across the front of the site. This is not protected in any way and could be removed at any time without the need for any permission. The existing trees adjacent to the boundary with Mill View are not being affected by the development which moves the building on the site further to the north, away from it and a Construction Exclusion Zone is shown on the drawings to protect this tree during construction.

Company Registration 134325C

5.6 Additional trees - ash, birch, cherry and maple (native trees) and vegetation will be planted as show on the proposed site plan. As such, we believe that the proposal satisfies General Policy 2f and Environment Policy 3.

5.6 Impact on the living conditions of those in adjacent dwellings

5.6.1 The properties closest to the site and most affected by the proposed development are considered to be Mill View and 6, 7 and 8, Carrick Park. Whilst Riverside is the next property to the north, it is over 30m away so is not considered to be directly affected by the proposed development.
5.6.2 Prior to submitting the application, the four closest neighbours were approached and shown the plans and their comments sought. No response was received from 8, Carrick Park.
5.6.3 The owners of number 7 had a verbal conversation with the architect, indicating that they would like to see the type of fencing and planting shown on the plans but were otherwise happy with the proposals.

5.6.3 The owners of Mill View identified an issue with the definition of ownership and also asked that the existing dry stone wall between the properties be retained rather than replaced by a fence and hedge. These have been addressed in the submitted plans. They also welcomed the retention of the sycamore tree unless it was deemed unsafe. They queried whether there was sufficient off road parking for the properties noting that the on street parking of vehicles would detract from the rural outlook. They reserve their position to make further comments if and when an application is submitted.
5.6.4 The owners of 6, Carrick Park indicated that they were strongly opposed to any development on the site other than the retention of the existing or its replacement by something like for like or similar. They took issue with the suggestion that the existing property is beyond economic repair and suggested that there was no evidence to this effect. They strongly opposed the introduction of new windows in the northern elevation, noting that anyone standing in the first floor rooms looking out of these new windows would have a view at 45 degrees into the windows of their property, regardless of any fencing erected at 1.8m. They also suggested that it had been their intention to accommodate additional family members in their property and should they wish to erect a single storey annex on the rear of their property, this would be overlooked by the proposed first floor windows. Their conclusion was that the proposal would be overly intrusive and that the design was not in the traditional Manx style.
5.6.5 Whilst it is fully understood that any new or different building on this site will have an impact on adjacent properties, we do not accept that the only solution on this site is either the retention of the existing cottage or its replacement with something identical or similar. Planning policy encourages not

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only the optimisation of sustainable sites but also the development of thermally efficient and sustainable buildings. Whilst it would be possible to retain the existing cottage, it is not protected in any way and it sits in a streetscene with a variety of building sizes, ages and types. The property has historically had permission for enlargement and what is proposed is not dissimilar in length to what exists but is deeper front to back.

5.6.7 The design process took fully into account that there are currently no first floor windows on the rear elevation and the only first floor window proposed serves a bathroom and will have obscured glazing. The proposal is also between 17m and 20m from the main rear elevations of the properties directly to the rear.
5.6.8 The new first floor windows in the northern elevation will be 24.5m to the nearest dormer window in 6, Carrick Park at an angle of approximately 60 degrees. At an angle of 45 degrees the distance increases to almost 30m. Whilst it is certainly the case that any development should not prejudice the lawful enjoyment of another property nor any future development thereof, in this case, if number 6 were to be extended, and the site of this property is large enough to accommodate further extensions, it is highly unlikely that any such extension would be within 20m of the nearest first floor window. If it were, then the extension would be uncomfortably close to the boundary with 7, Carrick Park and potentially be unacceptable for that reason.
5.6.9 The Residential Design Guide (RDG) sets out the standards by which neighbourliness and adverse impact may be measured and assessed and is clear that privacy is generally breached where windows look directly at each other within a separation of less than 20m. In this case, there is no window which would be directly looked toward within a distance of 20m.
5.6.10 The Guide also sets out measures for assessing impact on light and outlook. These measurements at 45 and 25 degrees respectively from adjacent property which is directly beside or behind existing dwellings and the proposed development does not breach either of those measurements. For these reasons we believe that the proposal has an acceptable impact on the living conditions of those in adjacent property, thus satisfying General Policy 2g and k and the RDG.

5.7 Impact on and from flooding

5.7 The site is partly within an area at risk of fluvial flooding associated with the Sulby River. A Flood Risk Assessment is provided as part of the application which demonstrates why the proposed development is not at risk from flooding nor will increase the flood risk to other areas. The proposal is therefore considered to satisfy General Policy 2l.
5.8 Impact on the streetscene

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5.8.1 The proposal has been designed to acknowledge the mixed styles of buildings in the streetscene but with a predominance of traditionally styled buildings which front onto the A3. What is proposed incorporates mostly traditional features, proportions and character but with a small area of more modern intervention. The orientation of buildings alongside the A3 also varies with some properties facing directly onto the road and others having their gables facing it. Some have both (The Shop and the Ginger Hall). There are also both semi detached and detached properties in the vicinity within the same streetscene.
5.8.2 We believe that the proposed development incorporates the positive features of the surrounding area and will have a positive impact on the character and appearance of the area. It is important not to replicate existing buildings so that an area has no sense of identity and what is proposed provides something that is both unique but sympathetic to its context. As such we would submit that the property satisfies General Policy 2b, c and g, Environment Policy 42 and Strategic Policies 3 and 5 as well as the design guidance in the RDG.

5.9 Conclusion 5.9.1 We believe that the proposal optimises the use of this sustainable site in a recognised settlement in a way that is sympathetic to its surroundings and will provide two, thermally efficient dwellings which satisfy the requirements of the Strategic Plan and the Residential Design Guide whilst enhancing biodiversity through the introduction of new planting.

Sarah Corlett 12.01.24

Company Registration 134325C

APL Planning Statement

Source & Provenance