Planning Statement

Proposed Dwelling With Integral Garaging On Land Adjacent To Glen Mona Hotel Car Park, Glen Mona, Maughold

Planning Statement

RECEIVED ON 16 MAY 2014 DEPARTMENT OF INFRASTRUCTURE

Contents

1.0 INTRODUCTION 2.0 PLANNING 3.0 DESIGN 4.0 ENVIRONMENTAL

1.0 Introduction

1.01 The application site is located to the south of the existing car park which serves the Hotel, although approximately 8 metres of the western boundary of the site is presently covered with building plant and materials where the made-up car park, in the ownership of the Hotel owner, has gradually encroached onto the lower area of land which is the application site. The remainder of the 40 metre total length of boundary comprises roadway verge and scrub. This is the only section of site boundary not clearly defined, the southern boundary comprising a part-unmade road leading to property on the other side of the MER track, the eastern boundary by the MER track fence and the western boundary by the public highway. The site has been in the ownership of the applicant for over sixty years, and was at one time part of the Glen Mona Public House and ancillary land.

2.0 Planning

2.01 A Planning Application was lodged for residential development in 1993 or 1994, and this was refused at Appeal. Since that time, there has been very limited development in the immediate vicinity, including the gradual extension of the car park and the building of new dwellings in close proximity to the site. It would appear that the roadside split-level dwelling a very short distance south-west of the site would present a very suitable model for a single dwelling on the subject site in terms of scale and design, and the setting is very similar with proximity to highway and in a wooded landscape.

3.0 Design

3.01 Whilst this is an application in principle only, the relationship of the site to the roadway, being some 2 metres lower than the roadway level, provides an opportunity to set a single dwelling into the site with a graded vehicular access and integral garaging to permit a compact dwelling of single storey, or possibly split-level to take advantage of the level difference.

Views into the site are very restricted, due in part to the hotel car park contours and the established hedges on the Laxey-Ramsey main road, and the Leylandii lining the south boundary. The site area itself is almost 1600m2, allowing a very substantial rural environment to be retained on the site.

4.0 Environmental

4.01 The boundaries possess a considerable number of mature trees and large bushes, all of which would be retained. The canopies of the two trees at the SW corner of the site would not be affected by any development in the position shown, and the large Leylandii avenue on the south boundary would be similarly unaffected. The exposed southern edge of the car park would be correctly graded and planted for long-term stability, enabling the greening up of the site at this northern end