Planning Statement Sections 4-5

4.00 Case for the Application

4.01 The Department of Transport, Highways & Drainage Division consider the proposal acceptable, 4.02 The Laxey & Lonan Area Plan shows the site designated for residential development. 4.03 The site density at approximately 0.5 acres per plot is low as required by the development brief.

4.04 The reason for refusal is cited as being contrary to General Policy 2 of the IOM Strategic Plan, the General Policy states 10 Clauses that will be considered as part of an assessment of an application. The Planning Officer in his assessment has indicated that all these are fulfilled with the exception of (g) “adversely affect the amenity of local residents”.

4.05 It would also appear from the assessment that all properties do not affect the amenity of residents to the same degree, and he feels that the visual impact will be limited to the residents on the north side of the private lane. Therefore the remaining concern is the adjacent property The Lhergy. As has been noted several amendments have been made to the original application by way of reducing windows etc. The distances between the two properties far exceed normal planning distances between principle elevations. Plot 4 is 6m at its nearest to the boundary and 14m at its furthest, i.e. an average of 10m, with the closer sections being the single storey and garage elements. There are a limited number of windows to the elevation of “The Lhergy” facing the subject site in addition to substantial boundary trees, which under planting will be included on the landscaping scheme.

4.06 The submitted drawings clearly indicate the ground level and it is clear therefore that the house on Plot 4 is essentially two-storeys when facing The Lhergy, with a substantial proportion as single-storey. The vast part of the lower ground floor is below ground level. A height of 5.5m from ground level to gable ridge is not excessive and is in line with a normal two-storey house.

Residential development of 4 No. detached dwellings at Field 612835, Clay Head Close, Baldrine

Residential development of 4 No. detached dwellings at Field 612835, Clay Head Close, Baldrine

Job Ref: 5.1529 5.00 Summary

Job Ref: 5.1529 5.00 Summary

5.00 Summary

5.01 The dwellings have been designed to show a stepped roof appearance allowing the vast majority of the elevations to be single and two-storey with only a small section three-storeys.

5.02 Materials are subdued and appropriate for a rural setting and viewed from the sea will reflect the rugged appearance of the cliffs and coastal setting.

5.03 The access to public roads and drainage to public services is considered acceptable by the relevant authorities. 5.04 Investigation has confirmed that the ground is suitable for the surface water disposal as proposed. 5.05 The plot sizes are large and the density is in accordance with the Local Area Plan. 5.06 The use of the site is also established with the Local Area Plan. 5.07 We would request therefore that the appointed person having considered the evidence overturns the Committees' initial decision.