APL Plannig Statement and Plan List

14th July 2021. Department of Infrastructure. Planning and Building Control. Murray House, Mount Havelock, Douglas. Isle of Man. To whom it may concern. RE : Proposed Dwelling and Garage at vacant site adjacent to “Ballagarey Lodge”,

Main Road, Glen Vine, Marown. Isle of Man. IM4 4AZ. PLANNING STATEMENT.

___________________________________________________________________ Please find enclosed copy 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. This application seeks approval for a new dwelling, detached garage with associated off road parking and new vehicular access onto the highway.

The applicant’s own and live at “Ballagaey Lodge”, the property immediately adjacent to the application site on the Peel side of the land. They also own and are in control of all of the land to the South West, of the site outlined in Blue, on the submitted location Plan.

Enclosed documents. Proposed Dwelling – Drg 1 (dated June 2021) Proposed Garage – Drg 2 (dated June 2021) Site Plan as existing – Drg 3 (dated June 2021) Site Plan as proposed - Drg 4 (dated June 2021) Location Plan – Drg 5 (dated June 2021) 2 x A4 sheets of photographs. Planning statement. Completed planning application form.

Pre planning consultation was carried out prior to submission of the planning application. Mr Paul Visigah @ Planning on the 2nd July 2021. Sheila Henley @ Highway Services on the 21st June 2021. Mr Andrew Igoea @ Forestry on the 29th June 2021.

continued

Existing arrangements: The site is a vacant plot of land, part of field number 324226, adjacent to “Ballagarey Lodge” Main Road, Glen Vine. The only previous planning application for the site is PA 19/00786/B, which was approved to provide a new vehicular access onto the highway. The land is zoned as “Predominantly Residential” on the area plan for the East (map 10) and therefore accords with the appropriate zoning. The site runs parallel to the A1 Douglas to Peel highway with ground levels slightly lower than the roadway. The ground levels on the site slope slightly down from the front to the rear of the site. There are high voltage overhead power lines in the adjacent field, running parallel to the rear boundary of the site, which require a minimum 9 metre wide clear safety corridor. There are 2 main foul sewers crossing the site, indicated in red on the site plan. A minimum 3 metre separating distance will be provided between the nearest sewer and any new buildings erected on the site, as normally required by “Manx Utilities”. The site is not within any recognised flood risk zone.

Proposals: The proposals can be adequately serviced with both electricity and water. The proposed dwelling has been designed to be in keeping with other existing neighbouring dwellings along this stretch of highway. Featured adopted include hip roof design, cement render, with painted walls, window style, stack detailing and lean-to porch arrangement. The proposed dwelling will incorporate renewable energy sources and comply with current SAP standards. The dwelling floor area is 233.87 square metres based on external dimensions. The garage / games room area is 120 square metres over 2 floor levels and based on external dimensions. The garage is an important part of the build, as the applicant is a keen motoring enthusiast and has a collection of valuable vehicles. The siting of the proposals are generally in the middle of the plot and set back slightly from the established building line to the highway. Buildings have been located outside both safety corridors from the public sewer at the side plot and the power lines at the rear of the plot. Foul drainage will be disposed via a connection to the main foul sewer, which passes through the site and carried out to the full satisfaction of “Manx Utilities” drainage authority. Storm water drainage will be disposed off via a new “Aquacell” soakaways on site.

Highway Matters: A new vehicular access onto the highway with off road parking facilities are to be provided for the new dwelling within the scheme. Minimum 2.4 m x 43 m visibility splays can be achieved in both directions along the highway which is appropriate for the 30 mph speed limit. The new access is similar to a previous approved planning application (PA 19/00786/B) The proposed entrance gates are to be set back a minimum 6 metre distance from the edge of the highway.

continued The new access will also improve the visibility in the Douglas direction, for vehicles egressing “Ballagarey Lodge” access, which currently provides poor visibility in that direction. Satisfactory off road parking and manoeuvring space will be provided on site. Electric vehicle and secure bicycle storage is to be provided, to achieve Government climate change objectives.

Trees: There are 6 trees on the site which are numbered on the site plan for reference purposes. Tree number 1 is to be removed to facilitate construction of the new access and will be

replaced elsewhere on site in consultation with the Forestry department. The remaining 5 trees numbered 2 – 6 (inclusive) are to be retained. The proposals therefore include a tree exclusion zone, within the submission, to protect the remaining trees throughout building work. Please refer to site plan as proposed for details (drawing no 4)

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, LIONEL KELLY Director.