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Department of Planning DEFA Murray House Mount Havelock Douglas Isle of Man IM1 2SF 23rd October 2025 Dear Sir / Madam, Re: Minor Changes Application related to PA22/00675/B.
Residential development comprising up to 320 dwellings, a nursery and a neighbourhood centre with associated highway and pedestrian / cycle access and infrastructure, drainage, landscaping and public open space together with approval in principle for a 2-form entry primary school and associated access/infrastructure.
Fields and part Fields 524202, 524978, 524930, 524765, 524224, 524225 & 524226, Land east of Braddan Road, Braddan, Isle Of Man, IM2 2RA.
This Minor Changes Application proposes changes to the approved design that has come about due to ongoing design development as part of our prestart review while preparing the working drawings, building regulation applications and our own sustainability checks. The changes proposed under this application are limited to the following.
This Minor Changes Application does not impact on any of the previously agreed technical compliance matters, including the general arrangement of the development, the total number of houses, highway matters, drainage matters, ecology, public open space and affordable housing provisions.
The development has now commenced, following the extensive archaeology site survey, with site levelling works and the formation of the new site access, with all prestart conditions having been discharged. We are presently constructing ground works comprising drainage, highways and main access into the site.
The following information is included as part of this planning application.
Flowchart for Minor Changes Applications, overmarked with answers to show that this application is valid. Please see end of this letter. Application form. Approved drawings. Proposed drawings. Proposed CGIs. Proposed Materials Schedule.
The following table shows the dwellings / plots that this planning application deals with.
| Plots | No. of Plots | Change / No change | Covered by this Minor Amendment application? |
|---|---|---|---|
| 1 to 205 | 205 | Change | Yes |
| 206 to 280 | 75 | No Change | No |
| 281 to 320 | 40 | Change | Yes |
A total of 245no. dwellings are proposed to be amended. This is due to revising and improving the pallet of finishes & details to all the houses, however small the change, to create a consistent appearance throughout the development.
The houses on plots 206 to 280, on the eastern side of the site, are not delt with by this minor amendment to the planning approval, as the current urgency is to settle on the design of the houses on the western side of the development, as these will be commenced imminently.
PROPOSED CHANGES TO ELEVATIONS. Proposed changes to elevational treatments, include:
Extent of facing brick and rendered finishes varied to avoid repetitive appearance over all 320 homes. Our inhouse sustainability test highlighted the cladding being questioned due to manufacturing methods off island and being 33% more labour intensive per house, to install. In addition, post Grenfell, the use of cladding with ventilation cavities are coming under increased regulatory requirements, causes more issues for insurers, which ultimately make them unviable to specify. Additional detailing to windows, including reverting to white frames, and white eaves and facias.
Inclusion of facing brick plinth and feature courses. Inclusion of brick cills and heads, to window and door openings (to certain plots as shown on proposals drawings), Added variations in entrance canopy designs, Change in garage door designs, to suite in with style of dwelling and add interest The change in some garage door positions will not affect the previously approved accesses to those plots
House type drawings have been updated to show the amended finishes.
Houses will have different combination of finishes, with the combination determined by where they sit on the site and how adjacent houses are finished. This will allow flexibility to achieve much more interesting streetscapes throughout the development and potentially making each house unique.
To allow the proposed changes, and the overall compositions, to be more easily assessed by the department, the planning application includes street elevations for all the dwellings that are proposed to be amended. Proposed Finished Floor Levels have been used to provide a helpful representation of the topography of the site. The curvature of streets will add further interest to the streetscapes.
Example of one of the street elevations.
In addition to the proposed changes to the elevational treatment of every house type, this application also proposes the change of internal layout of 5no. house types – Type E, F, H, J and N. The reason for this change is to create designs that are more suited while remaining different, to achieve a more cohesive development, as well as improving the layout of individual house types.
The difference in the external footprint of the 5no. house types, between the approved house and the revised layout, does not exceed the 5% allowable to be dealt with by a Minor Changes Application. Please refer to our ‘Housing Schedule’ document for these exact percentage changes. The Housing Scheule also highlights where house-types have been changed on a select number of
plots, remaining within the allowable 5% increase – and, in many cases, resulting in a reduction in footprint area. The relationship between the driveways and the roads is unaffected.
This application complies with the criteria to be dealt with by a Minor Changes Application. These changes do not impact on the general arrangement of the overall proposals, the number of dwellings and the technical compliance of the original planning approval. The changes have been proposed to improve the overall visual appearance of development and the designs of certain house types, by adding variation and overall interest.
I confirm that following approval for this Minor Amendment Application, we will submit the revised schedule of finishes in compliance with Condition 34 of the original planning approval.
We trust the above and the information provided is sufficient for this application to be determined, but if you do have any questions, please do not hesitate to contact the writer.
Yours sincerely
George Li
For and on behalf of Hartford Ltd.
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