Planning Statement Land Swap Garage

To whom it may concern

6 January 2017

Dear Sirs,

Planning Statement in relation to proposed land swap and build of double garage and driveway at Thie Vane, Truggan Road, Port St Mary, IM9 5AX

Following the purchase of the above property as my residential home in August 2015, I intended to demolish the existing garages, which are on Howe Road and build a new, larger double garage, since neither of my cars can access the existing garages. There was planning permission for such build, but this has now lapsed. Prior to the planning lapsing, my neighbour, Juan Andrew Clague and his wife, of Kionslieu, Howe Road, requested that we swap land and for me to build (subject to planning approval) a double garage on the swapped land. This has the following benefits:

1. His house is on Howe Road, but his garage is on Truggan Road, i.e. at the bottom of the hill, which can only be accessed by steep steps (approx. 30 steps). My house is on Truggan Road, but my garage is on Howe Road and so I have to access my garages by climbing approximately 40 steps;
2. Mr Clague and his wife are elderly and although Mr Clague is fit, his wife is less mobile and struggles with the steps up and down from their garage;
3. The proposed land swap would involve Mr Clague acquiring my garages and driveway on Howe Road and a small amount of land next to the garage (but allowing pedestrian access from my property to Howe Road) in return for me acquiring approximately half the land (width-wise) at the bottom of his property, adjoining Truggan Road and immediately next to my house. He will retain his garages on Truggan Road, which he uses for storage. He will also retain the existing garages which I would transfer to him as part of the swap since his car could access the garage and he could also more easily maneuver his car in the driveway. Since these garages adjoin his house, he and his wife will be able to easily access their car without need to descend/ ascend steep steps.
4. On the swapped land that I will acquire (which will only take place if planning approval is granted for the garage and driveway) I will build a double garage (which will be large enough to park both my cars) and a driveway on which my daughter's car can be parked (she has recently got a car and there is no space on the current drive for her car), along with any other cars for persons visiting my home. Such a driveway will therefore result in less parking on Truggan Road outside my property, where the road is narrow.

1. I also intend to build a sun room on top of the garage. My previous planning application also included a sun room next to the proposed garage, but this was withdrawn due to planning issues and the impact on neighbours. In my opinion, the new proposal avoids these issues and it will not overlook any of my neighbours nor will it block any views.

1. Due to the proposed location of the garage and need to avoid cutting out light to the downstairs of my property, the garage will be built just behind the house and will not be connected to the house. This will involve cutting into the slope behind my house and reducing the level of the land slightly for the driveway.

1. It is proposed that the access to the driveway from the road will be wider to allow easier access and visibility before tapering to a double driveway. This will involve cutting away part of the patio in front of my house. The proposed driveway entrance will be next to Mr Clague's garage (which is on Truggan Road) and his existing driveway access to another garage he has in the garden adjoining Truggan Road.

1. We have had surveys of the land and it appears that the ground to be cut away is compacted rocks (but not bedrock) and soil which should be relatively easy to remove without need for drilling etc. The builder has stated that to the extent rocks are removed, this would be taken away by JCK to be recycled and looser material will be taken by the farmer, whose field is immediately opposite my property, which will be used for leveling.

1. With the exception of an ash tree, which will be retained and be on the land being retained by Mr Clague, the rest of the land on which the driveway and garage is to be built is primarily weeds/grass and a few self-seeded shrubs. The only tree that is to be removed is a self-seeded sycamore, which Mr Clague believes is about 3 years old.

1. I have already been in communication with the Highways board, Ms Hazel Reid, a senior planning officer. She was aware of the traffic issues on Truggan Road given the narrowness of the road, and we have photographs of difficulties that lorries and tractors have maneuvering past parked cars outside my house (friends, cleaner, workmen etc). She was sympathetic to the proposal, subject to planning approval. If the new driveway is approved, such vehicles will park on the driveway.

I trust that the above explains the rationale for the planning application and the wider benefits of such garage and driveway if so approved - both to myself and my neighbours, as well those using Truggan Road, by reducing parked cars and therefore be in the interests of highway safety.

Please contact me if you have any questions. Yours faithfully, Andrew N Bennett