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30th July 2015.
Department of Environment, Food and Agriculture. Planning and Building Control. Murray House, Mount Havelock, Douglas. Isle of Man.
Dear Sirs,
RE: Proposed alterations and conversion of existing detached garage into living accommodation at “Ballashalom, Glen Road, Laxey. Isle of Man. IM4 7AP. For - Mr Dennis Kneale – PLANNING STATEMENT.
Please find enclosed 4 copies of our planning application prepared in connection with the above. The following is a brief planning statement prepared in support of our clients proposal and to assist your department in the processing of the planning application. The applicant currently owns and lives at “Ballashalom” cottage but would move into the proposed unit if the proposal is acceptable and approved by the authorities.
The existing site lies within the designated Laxey conservation area and has appropriate established zoning as residential use. The plot is quite large in size being around 20 metres wide x 46 metres deep and is located between other dwellings where there are numerous properties of varying design, height and size. There is a mixture of mature planting / screening to side boundaries and a wooded area to the rear of the site set on rising ground levels. Buildings currently on the site consist of a 2 storey cottage, detached double garage, greenhouse, summerhouse, log store and small shed. The existing double garage sits at the North East corner of the rear garden with a separating distance of around 16.5 metres to the back of the existing cottage. The hardstanding in front of the existing garage is not large enough to manoeuvre vehicles and permit them to exit the site, onto the highway, in a forward direction. It is also relevant that existing gate pillars and vegetation, at the existing highway access are too high and obstruct sight lines, posing a problem in term of highway safety. All foul drainage from the existing cottage connects to the existing main foul sewer within the highway (Glen Road)
continued.
The proposals involve alterations and conversion of the existing detached double garage into living accommodation. The proposed residential unit is of modest proportions and has been carefully designed to have minimal impact on all immediate neighbours and the existing cottage at "Ballashalom". All external materials and finishes would be in keeping with the conservation area status and match the existing dwelling.
Existing boundary features and screen planting are to be retained where possible and there are to be no side windows or roof lights facing the "Ballacowin Cottage" boundary. The only window within the proposed roof space living accommodation (first floor level) faces towards the rear boundary wooded area and not onto any neighbouring garden. Satisfactory separating distances between dwellings can be achieved.
The site plan demonstrates how boundary treatment and allocation of amenity space would work.
The site can be adequately serviced with both electricity and water.
Foul drainage from the new dwelling would connect to the main foul sewer in the roadway, via one of the two existing inspection chambers adjacent to the existing cottage. Surface water drainage would connect to site soakaways,
A number of very small fruit trees / shrubs, etc within the middle of the plot, would be relocated elsewhere on the site.
The existing vehicular access onto the highway is quite narrow in width and the sight lines do not comply with the required standards in terms of highway safety. Existing gate pillars and some of the vegetation behind the front boundary wall are too high.
There is no suitable provision at present to turn vehicles around within the site. Vehicles currently have to either back out into the roadway or reverse into the site,
Both options are unsuitable and cause inconvenience and danger for road users.
The proposed scheme would improve the current arrangements by providing a wider opening onto the highway (This width of opening would also permit 2 vehicles to pass in opposite directions) The existing sight lines would be improved by reducing any existing structure and vegetation within the designated sight line area to the required height in accordance the highway authority requirements.
Two number parking spaces together with suitable turning areas are to be provided for both dwellings.
Please note that the ground level within the driveway and front garden is a minimum of 200 mm higher, than the roadway level, which assists in achieving the required visibility standards
continued.
Conclusion,
We believe that the proposal complies with general planning policy 2, Environmental policy 35, Environmental policy 42 and Housing policy 17.
The proposal would have little impact on the neighbourhood and has been designed whilst respecting the site and surroundings. Siting, layout, scale, form and landscaping considerations have all carefully been considered.
The development would not impact on the public and would not have any detrimental affect on the character of this part of the conservation area.
The existing access onto the highway would be improved in terms of highway safety and satisfactory vehicle parking / manoeuvring space can be provided.
Importantly, the proposal successfully addresses the matter of no overlooking or the perception of being overlooked by neighbours.
The limited height of the new dwelling along with retention of screen planting to boundaries would all help retain privacy levels between neighbouring properties.
The proposed dwelling would adopt best practice standards with regard to reducing energy consumption.
We trust the enclosed is in order, please do not hesitate to contact us should you require any further information or assistance in this matter.
Yours sincerely,
BIONEL KELLY Director.
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