Planning Support Statement

Dear Sir,

Application for approval in Principle for a Dwelling on Garden Land Adjacent to Kella Shear, Kella Road, Sulby

Further to our planning application numbered 12/00858/A, we are resubmitting a new application with more detailed supporting information.

This application relates to is an existing garden and was confirmed a garden by the planning officer within an application submitted in 2009 (09/01376/A).

A dwelling on this existing garden would be optimising the use of underused land and would be efficient use of the site utilising existing services (Strategic Policies 1 a/b/c – Para 4.2.1) The garden is already serviced by mains water, with the Electricity and Telephones easily accessible from the grass verge on the highway.

We enclose a positive percolation test to re-enforce the suitability of using a bio-disc, which is the form of waste disposal used by other properties in the area.

Existing infrastructure will be utilised with the local school of Sulby within walking distance from the existing garden and it is also approximately 200 yards away from the main bus route which is in favour of Strategic Policy 10.

This existing garden land is located within a defined settlement and is within the same residential Post Code area (IM7 2HG) as other residential properties such as Railway Cottage. Railway cottage being a residential property close by and is within the boundary of Sulby Village, this being in favour of Spatial Policy 5.

The Garden area this application relates to was previously developed land (General Policy 3c). The definition of Previously Developed land as per Appendix 1 of the Strategic Plan (Page 115) states that previous developed land, which is or was occupied by a permanent structure, including the curtilage of the developed land. The garden area was part of the curtilage of previously developed land as part of the residential property of Kella Shear.

We don’t believe a new dwelling on this area will inadvertently affect the countryside (Environmental Policy 1) as it already residential use as a garden.

Development of this natural infill, which comprises of one third of an Acre with an existing highway access would be a sufficient size to accommodate a family home without over developing the curtilage. {infill as defined in The Isle of Man Strategic Plan, Environment Policy 41, para 7.34.1}

The existing double gated highway access on to the concrete drive will remain, however to achieve the necessary visibility splays the fencing on the left and right hand side of the access will be reduced to 1M. In addition to this and to add improved safety for vehicles, a traffic mirror will be placed opposite the exit to improve visibility. This proposal has been reviewed and accepted by Highways prior to this application. (Enclosed diagram showing Highways proposal)

The development of this garden would not harm the character and quality of the landscape and would be screened from view from the roadside by existing mature hedging. The hedging is a minimum of 8ft on all 4 sides therefore protecting the landscape. Development of the garden would not involve removal of any trees (Environmental Policy 2).

I would be happy to meet the Planning Officer if required for an onsite viewing.

Regards

Daniel Horisk