Architects Planning Statement

Proposed 6 number building plots with associated access road, drainage and services For Mrs Nancy Clague Item 16. Architects Statement

0701587

22 AUG 2007

RECEIVED ON

This application in principle is sited on uncultivated land, located between Ballacollister Heights and ribbon development along New Road on the South Cape, a continuation and natural extension of the existing developments at Lower Ballacollister. The proposal is low density and in line with the outline brief provided within the Laxey and Lonan Area Plan Order, adopted November 2005.

A previous application (04/1089/A) for the site was refused at Appeal, the inspector citing traffic and surface water disposal problems as the relevant matters. The Minister concurred generally and noted his concerns as;

(a) the “middle two” sections of the Ballacollister Road (where widening is possible but is not specifically proposed as part of this application) and;

(b) the insufficiency of the submitted information in terms of demonstrating surface-water disposal.

Both of these items have been addressed in this application. A road widening scheme is proposed on the middle two sections of the Ballacollister Road, to be implemented prior to the development of the land. Details of this and traffic issues are dealt with in both the attached letter from i-transport and accompanying drawing.

The storm water is to be drained by gravity and attenuated via porous materials for the access road, pavements and driveways, combined with rainwater harvesting, an underground storage tank and a hydrobrake. This is then joined to the combined mains drainage in New Road. Details of this are further explained in the accompanying letter from Living Water and illustrated on the site plan. Extensive consultations have taken place with both the Highways Division and Drainage Division of the Department of Transport.

Any visual impact from the development would be minimized by siting the split-level predominately single-storey dwellings below the skyline and, generally, along the contours of the land, therefore blending into the landscape.

It is intended that the woodland in field 612011 is carefully thinned as is necessary and deciduous trees planted at the top edge of the crop, replacing the larch, spruce and pine to be removed at the bottom edge, and linking in with the woodland above plot 4. Consultation has taken place with the Forestry Division