Supporting Statement

Heritage Homes Ltd. Erection of two dwellings, site adjacent to Cronk Mayn and Cronkmayn Beg, Jurby Road, Lezayre Supporting Statement

Dandara Group Head Office Isle of Man Business Park Cooll Road Braddan IM2 2SA

heritage homes

Erection of two dwellings, site adjacent to Cronk Mayn and Cronkmayn Beg, Jurby Road, Lezayre - Supporting Statement

1. This application seeks detailed planning approval for the erection of two detached dwellings on a site between Cronk Mayn and Cronkmayn Beg, on the southern side of Jurby Road. The site is in the Parish of Lezayre, with the boundary between Lezayre and Ramsey running along the eastern site boundary. It is part of a larger area which is designated for Predominantly Residential use by the 1982 Development Plan, which remains the extant Plan for the area.
2. The site is at present used for agricultural/equestrian grazing, and its boundaries are generally well defined by existing hedging and vegetation. It is surrounded on three sides by existing development - Cronkmayn Beg and the dwellings of Coburn Drive to the east, Cronk Mayn and the newer dwelling within its grounds to the west, with Jurby Road and further residential development to the north.
3. Previous application PA 99/01611 sought planning approval in principle for the erection of 2 dwellings on the site, and was considered at appeal in 2001 (see appendix 1). Whilst the allocation of the land for residential development was recognised by the Inspector and the principle of residential development on the site did not form any part of the reason for refusal, it was concluded that approval of the application would be premature until such time as the Planning Committee has been given the opportunity to "consider fully all the implications of the proposed development on the adjoining allocated land". This application addresses that issue by demonstrating that development of the site with two dwellings as proposed will not prejudice future access to the remainder of the zoned land immediately to the south of the site should it be required.
4. In having regard to the previous decision this scheme has been prepared so as to satisfy two principal access requirements. Firstly, an access has been designed that can safely serve the two dwellings without relying upon land outside the site for visibility, and it is this access which forms part of the application. Secondly, the site has been laid out so that if, in the future, development on land to the south of the site require access from Jurby Road

then the current proposal will not prejudice that requirement. Access to a larger development in the future would require visibility at the junction to be taken across adjoining property but that is a matter for consideration at that time and does not have a bearing upon the two dwellings now proposed. The access is thus positioned at the most suitable point on the site boundary in terms of both current and potential future visibility requirements and space has been left for a future increase in carriageway width if required. Put simply, development of the site as proposed would not in any way lessen its suitability as an access point for future development to the south.

1. Access to the proposed development has been designed by Bryan G Hall Consulting Civil and Transportation Planning Engineers. Jurby Road in the vicinity of the site has a speed limit of 30 mph and is considered to display the characteristics of a Rural Local Access Road, with the relevant policies of Manx Roads thus requiring the proposed junction to provide a $Y$ distance of 60 m . An edge of carriageway marking will allow drivers to ease into the carriageway, thus achieving the required $Y$ distance to the right. The $Y$ distance to the left will be restricted to 36 m and as such a mirror will be provided to allow full visibility of vehicles approaching from the west. The junction would have to be up-graded to allow access to a larger development as suggested on the submitted drawings, but obviously such works do not form part of this proposal.
2. The immediate area is characterised by a mix of detached dwelling types and the proposed houses will not be out of keeping with the predominant character. They will be positioned so as not to have an undue impact upon the amenity of neighbouring property. Surface water will be taken to soakaways, whilst foul drainage will be pumped (via a small private pumping station) to the existing mains system.
3. Previous application PA 99/01611 sought only approval in principle and provided insufficient information to allow the Planning Committee to fully consider the implications for the adjoining zoned land. This application seeks detailed approval and has been designed to address that concern, demonstrating that the site can be developed with two dwellings without lessening the potential for the site to serve as an access point to further development in the future.

Appendix 1

Decision notice and Inspector's report for PA 99/01611