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11 Ballanard Road, Douglas Isle of Man.
Statement to accompany application for Planning in Principal
February 2022
This application was originally submitted in November 2022 and was initially seeking permission to erect a 1.5 storey 4 bedroom family home. After the consultation period had been completed there were several concerns raised by local residents and other Government Departments relating to development of the site and lack of detailed plans provided.
As such in early February 2023, we requested that the application be temporarily deferred, in order to try and address the concerns raised, and provide more detailed plans hopefully giving us the opportunity to alleviate some of the concerns raised.
The following new drawings have been issued
As can be seen from the revised drawings the scope of works has been reduced considerably from a 4 bed, 1.5 storey property to a 2 bedroom, bungalow.
This application is for Approval in principal and the following matters are to remain reserved;
• no reserved matters.
The application site is a located to the rear 11 Ballanard Road, Douglas and currently comprises of garden and Garaging facilies which are accessed via Terence avenue.
It is proposed that the new dwelling will be serviced via Terance avenue given that Nr. 11 Ballanard road already has access from the property on to this highway from its pre-existing Garaging facilities.
Given where the existing access is situated and the way that terance avenue directly intersects the property of 11 Ballanard Road, new property would benefit from having a clear and unobstructed view down Terence Avenue, as shown on Drawing 101B in excess of 85m before the road kicks towards Brayhill.
The original intention was to was to replicate some of the styling cues and characteristics of the properties on Terrence Avenue and its surrounding area, however with the scope of works being reduced and the property now being confined to a single storey bungalow we felt it best to show a clear definition between old and new development and therefore we have given this property some of the styling cues from newer modern developments around from around the island with the incorporation of cedar & stone cladding, anthracite windows and doors and dark roof tiling.
As part this modern design and in order to respect the privacy of no. 9 & 11 Ballanard Road all windows which were not required to be escape windows have been shown as high level windows reduce the opportunity for on looking. The new development is also to be enclosed on 3 sides with a new 6ft fence ensuring that the privacy for the new development and its adjoining neighbours is maintained.
The siting of the proposed new property is situated to take advantage of the already existing access on to Terence avenue, and will accommodate enough hardstanding to the front of the property to allow two vehicles to be parked simultaneously and maintain manoeuvring space to enter and exit in forward gear as shown in Drawing 105.
It is proposed that the property will comprise of an entrance hall, Storage Cupboard, ground floor toilet, open plan kitchen, dining & Living space, 2 Bedrooms both with ensuite, utility, and integral garage.
The nearest property to the new development would be No.15 Terence Avenue Directly Southwest which is currently separated by the existing public right of way, and situated at 90 degrees to the new dwelling. It should be noted that the no windows from the proposed new dwelling face Southwest toward number 15 or in fact towards Terrence Avenue at all in order to respect the privacy of occupier of this property.
It is proposed that new boundary will encompass 6ft high fences to all elevations bar the southwest which will be left open at its entrance on to Terence Avenue and new green screening and low level fence is to be placed along the boundary with the existing Lane. New green screening encompass native species such as Holly, Beech and Hazel.
As this application is for approval in principal the exact extent of renewable energy generation is unclear at this moment and will be expanded on during the full application, however the client has expressed an in interest installing solar panels to the property, and is considering alterative heating solutions such as air source heat pumps or ground heating pumps for his supply of hot water.
Full details to be Confirmed during the full application.
There are no trees within the development site, however both the boundaries of Nr 9 & 13 Ballanard Road (adjoining Properties) do incorporate trees, which can be seen in the photos attached in appendix A and shown on drawing 101B.
It is not anticipated that there will be any requirement for tree loss as a result of this development however a certain amount of pruning may be required, as the tree Canopy along the boundary with 13 has been allowed to spread over into my client’s property.
As part of this application, the client would be seeking permission to plant two new trees to the rear garden of the development site these would be of native species along with a rockery, hedges and individual bushes again all containing natives species. (Details of which can be found on drawing 106).
Eco-habitats As part of the new development, the client is looking to install one large bat box to the front gable of the property and a further bat box along the side (South elevation), 2 bird boxes to the rear elevation, a bee hotel on the fence line. Following discussion with DEFA we will also be including cut outs in the fence line to accommodate the movements of hedgehogs and other small garden dwelling mammals.
Off site mitigation As part of splitting No.11 Ballanard Road into two properties a new hedge row shall be planted to the rear of 11 Ballanard Road directly in front of the new timber fence. This is to ensure the privacy to both properties but also to help replenish the natural hedging and shrubby which provides an important habitat for birds and insects.
It has also been agreed with the Departments Ecosystem Policy Officer, that should the application be successful that the client will also install a further 2 additional bat boxes to the rear of Creggan Ashton facing in a southernly direction and a swift boxes to the front of Creggan Ashton facing a northern direction.
Front Elevation – Showing proposed location of swift Box
Rear elevation – showing proposed location of two bat boxes
It is believed that the above measures will not only mitigate the loss of habit available but should the application be successful, double the amount of available hedgerows and planting currently on offer and there actually enhance the ecosystem, with a mixture more inviting native species
The Isle of Man strategic plan 2016, outlines the strategic objectives and housing policies for the period 2011 to 2026. It is believed that the following application will be supported by the Department on the basis that is achieves the requirements of the following objectives,
Resources
(c) To guide most new development to existing settlements, thus making the optimum use of existing and planned infrastructure and services.
The proposed development is situated within and existing residential area and is zoned for residential development on the area plan. It is also inside the curtilage of the island capital.
The proposed development will include some form of renewable energy generation. Full details to be advised during the full application.
The proposed development will include some form of renewable energy generation, and will include energy efficient and sustainable means of heating the property. Full details to be advised during the full application.
The proposed development is located within the 15mins walking distance of the island capital and is conveniently located to encourage green transportation (Walking, Cycling) or public transport.
Environment
Following consultation with the Departments Ecosystem Policy Officer, is has been agreed that the planting of high quality native plants will support a greater diversity wildlife and will ultimately enhance the environment when compared to the existing arrangements.
We will also be supporting local wildlife in the area by carrying out both on site and off site mitigation measures which will include swift and bat boxes.
This modern development is designed as such provide the upmost privacy to its occupants and neighbouring properties while maintaining a light and airy feel to the main habitable areas. The use of different materials on the external elevations provides a visually interesting, sleek and modern appearance. While the planting to the external spaces will help to provide screening from Terrence avenue and a sense of seclusion. Thus providing a high quality residential home in an existing residential area.
(e) To prevent the extension of settlements beyond boundaries that will be defined in the Area Plans and to prevent the merging of settlements.
The proposed development will be situated inside an existing residential area inside the islands capital within 15 minutes walking distance to the town centre.
The proposal will make use of green energy generation and sustainable heating solutions which will be adopted and full details will be provided during the full application.
Transport and Communications
(b) To locate new housing and employment close to existing public transport facilities and routes, or where public transport facilities are, or can be improved, thereby reducing the need to use private cars and encouraging alternative means of transport.
The strategic plan seeks to reduce the need for travel, “especially by private car”, and states that new housing and employment should be located “close to the existing public transport facilities and routes, or where public transport facilities are, or can be improved, thereby reducing the need to use private cars encouraging alternative means of transport”.
This development is situated conveniently close to the town centre within 15mins walk distance, 5 mins by bicycle and within 170m of a bus stop on a main arterial route into town centre.
The development site is situated within an existing residential area and as such is able make the best use of resources available by “optimising the use existing and planned infrastructure, facilities and services.
The proposed development also accords to the following policies for the reasons stated above;
Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement
We feel that the overall proposal has been a well considered option and in general accords with the requirements of general policy 2, - a to n. thus providing a bespoke and modern home.
Therefore, we feel the proposal is in-keeping with the area and the island strategic plan and are hopeful of a swift review and a positive outcome from the Planning Department.
Existing Garage and proposed Access on to Terence Avenue
Existing Garage
Rear garden along North West Boundary
Rear garden along North West Boundary
Rear Garden Looking South West
Rear Garden Looking South West
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