3 Planning Statement

Planning Statement in Support of Approval in Principle – New Dwelling at “Aust Veg”, Aust Lane, Lezayre

Introduction and Proposal Overview

This Planning Statement is submitted in support of an Application for Approval in Principle for a single new dwelling within the curtilage of “Aust Veg”, Aust Lane, Lezayre. The proposal seeks to retain the existing historic Manx cottage on site and construct a second eco-conscious, modern family home elsewhere on the plot. The site lies in the countryside (outside any designated settlement boundary) and is not allocated for development in the current planning framework. Notwithstanding this status, we submit that unique site-specific circumstancesand alignment with broader Strategic Plan objectives justify a favourable consideration of this bespoke one-off dwelling.

Site Context and Background Site Location and Description: The application site, known as “Aust Veg”, is accessed via Aust Lane (a private lane) in the parish of Lezayre, near Ramsey. The plot comprises an existing 19th-century Manx vernacular cottage (constructed circa 1890s of Ballacorey brick) with a small outbuilding, set within an area of improved agricultural grassland. The surrounding area is rural in character, with a very sparse settlement pattern typical of the northern plains – a few individual dwellings and farmsteads are scattered in the locality. The nearest neighbour, Aust Vaneon Aust Lane, is an example of such a dwelling in the vicinity. The site is not readily visible from any public vantage points beyond Aust Lane and is effectively self-contained, ensuring any new development would have minimal visual intrusion. Planning History – Area Plan Assessment: The site was previously evaluated as part of the Draft Area Plan for the North and West (site reference LR014). In that process, it failed at Stage 1 primarily because it lies outside defined settlement boundaries, reflecting the general policy presumption against new housing in the open countryside. No detailed Stage 2 assessment was undertaken for LR014 as it was filtered out at the preliminary stage for not being within an identified settlement or development zone. It is noted that the Stage 1 assessment flagged “a presumption against unwarranted development in the countryside”. This planning statement directly addresses that initial refusal basis, demonstrating why the current proposal is not“unwarranted” but rather an exceptional, site-led solution consistent with the Isle of Man Strategic Plan 2016 and other material considerations. Rationale for a Second Dwelling on the Site Limitations of the Existing Dwelling (Aust Veg): The original cottage on site holds historic and vernacular value but is functionally outdated and unsuitable for modern family life. Built in the late 19th century with single-skin brick un-insulated

walls, it suffers from poor thermal performance, damp ingress, and inadequate insulation by today’s standards. The building’s small size, low ceilings and layout reflect an era long past, and extensive alterations would be needed to meet contemporary living needs. Moreover, the cottage occupies a low-lying portion of the plot that is prone to flooding during heavy rain (the nearby watercourse can inundate the immediate surroundings). In its current state, Aust Vegcannot comfortably or safely accommodate a modern family year-round. Demolition and replacement would be one option; however, that would result in the loss of a piece of Manx heritage. Rather than demolish the cottage, we wish to preserve it as a historical asset and build a new primary dwelling on a more suitable, higher area of the site away from flood risk.

Proposal Description: The new dwelling proposed is a single, detached family home of high-quality modern design with an emphasis on sustainability and energy efficiency. While detailed designs are reserved for subsequent approval, the intention is for an eco-conscious design that respects the rural setting – for example, using sympathetic materials, a form and scale in keeping with the local landscape, and integrating renewable energy/low-carbon technologies. The dwelling would be located on the southern part of the plot.. This placement ensures improved flood resilience and avoids exacerbating any flood risk to the existing cottage or surrounding land. Access to the new house would be via the existing private lane (no new access roads required), and essential services (water, power, telecom) are available in the immediate vicinity, meaning the site can be readily serviced without extensive infrastructure works.

In summary, the proposal is to retain the original “Aust Veg” cottage in situ and construct one new dwelling on the same landholding. This approach allows the continued conservation of a traditional Manx building while providing a fit-forpurpose residence for our family. Importantly, the development remains limited in scale (one additional unit)and contained entirely within our property, avoiding sprawl into open countryside.

Planning Policy Context – Isle of Man Strategic Plan 2016

The Isle of Man Strategic Plan 2016 (the Strategic Plan) provides the overarching policy framework relevant to this application. The proposal has been carefully evaluated against the Strategic Plan’s Strategic Policies 1–4, pertinent Environment Policies (2, 6, 14, 18), and Housing Policies 1–3, as detailed below:

• • Strategic Policy 1 (Efficient Use of Resources): SP1 directs that development should “make the best use of resources”by optimising use of previously developed land or unused buildings, ensuring efficient use of sites, and being located to utilise existing infrastructure. The proposal accords with this policy. It makes use of an under-used portion of land within an existing

• residential curtilage and reuses the redundant potentialof the Aust Veg site – effectively breathing new life into the plot without requiring a wholly new greenfield site. By retaining and re-purposing the existing cottage (rather than sending substantial demolition waste to landfill), and by building the new house where it can connect to existing access and services (Aust Lane and utilities already serving Aust Veg), the development optimises use of existing resources. The site’s existing infrastructure will be utilised, and the land take is minimised by situating the new dwelling close to the old one, maintaining a consolidated development footprint. This efficient re-use of land and buildings is exactly the sort of sustainable approach envisioned in SP1(a) and (b).
• • Strategic Policy 2 (Development Location): SP2 establishes the Island’s spatial strategy – “New development will be located primarily within existing towns and villages… Development will be permitted in the countryside only in exceptional circumstances identified in paragraph 6.3.”. By default, the site’s countryside location would be contrary to this policy, unlessexceptional circumstances apply. We acknowledge this policy and have set out a clear case of exceptional, site-specific justification (detailed in the next section of this statement). In brief, the proposal is not a speculative or large-scale housing development, but a one-off dwelling necessitated by the deficiencies of the existing house and the desire to preserve a historic building. The Strategic Plan (para 6.3) allows certain exceptions for countryside development – for example, dwellings for agricultural workers, replacements of existing dwellings, or other overriding needs. While the new house at Aust Veg is not a typical agricultural worker’s dwelling, it does align with the spirit of allowing a necessary dwelling to support the continued viable use of an existing property. It can be viewed as akin to a “replacement dwelling” scenario, except that here the original dwelling is retained for its heritage value. This unique situation fits within the exceptional parameters of SP2 when considering the wider benefits. Crucially, approving this dwelling will not undermine the overall development strategy – it is a single sensitively located unit, not a precedent for general estate expansion. The nearest defined settlement (Ramsey) remains distinctly separate; there will be no coalescence or sprawl resulting from this proposal. Strategic Policy 3, which seeks to protect the “individual character of… towns and villages”and avoid merging of settlements, is fully respected – the development is remote from any village core and maintains ample physical separation, thus preserving settlement identity.
• • Strategic Policy 3 (Settlement Character): SP3 requires that development does not erode the character and identity of settlements and maintains physical separation between them. As noted, Aust Veg is not within

• or adjacent to any town or village; it is an existing rural dwelling cluster. The new house will be part of the established Aust Veg/Croit Aust locality and will not extend any settlement boundary or lead to ribbon development. There is no risk of settlement coalescence here – the proposal simply adds one dwelling in a countryside location where a dwelling already exists, without pushing development closer to any other settlement. The rural character of Lezayre parish will remain intact. Additionally, the design of the new dwelling will take cues from local vernacular materials and scale, ensuring it integrates harmoniously – this aligns with SP3’s call to have regard to local materials and character in new development.
• • Strategic Policy 4 (Natural and Built Environment): SP4 mandates that proposals protect or enhanceboth built heritage and natural environment features and avoid unacceptable environmental impacts. The proposed development is fully in line with SP4: it protects built heritageby sparing the original cottage from demolition, thereby preserving the fabric and setting of this traditional building (albeit not formally listed, it is part of the Island’s vernacular heritage). It also ensures the landscape quality and nature conservation value of the area are unharmed – the site is not in a protected area (discussed under Environment Policies below), and the new dwelling will be designed to sit unobtrusively in the landscape (low profile, appropriate materials and landscaping) so as not to diminish the countryside’s visual amenity. There are no known archaeological sites or features on the plot that would be disturbed. In terms of environmental impact, a single house is very low-intensity: there will be no pollution or nuisance – foul drainage will be to modern standards (e.g. a septic tank or treatment plant as required), surface water will be managed sustainably (SuDS to avoid runoff), and any construction will be subject to normal best practices to prevent disturbance. Thus, the development will “not cause or lead to unacceptable environmental pollution or disturbance”in accordance with SP4(c).
• • Environment Policy 2 (Landscape Protection): The site is not located within an Area of High Landscape Value or Scenic Significance as per the 1982 Development Plan maps. Environment Policy 2in the Strategic Plan confirms that in designated high-value landscapes, protection of character is the paramount consideration. While Aust Veg lies in pleasant open countryside, it carries no special landscape designation. Nonetheless, the proposal has been conceived with a landscape-led approach to ensure it will integrate sensitively and unobtrusively. Existing landscape features (mature hedgerows along field boundaries, etc.) will be retained and supplemented as needed to screen the new building. The scale (single two-storey or bungalow) will be in keeping with a rural dwelling and not harm the character or quality

• of the wider landscape. Thus, even though EP2’s strict provisions may not formally apply (since this isn’t an AHLV area), the spirit of that policy – protecting landscape character as a priority– is respected by this application.
• • Environment Policy 6 (National Heritage Areas): EP6 states that the Department will identify and protect ‘National Heritage Areas’ – areas of special ecological, archaeological, or landscape value – and give them additional protection from unwarranted development. The Aust Veg site is not part of any such designated heritage area or an Area of Special Scientific Interest. It is simply improved pasture land around an existing dwelling. There are no known habitats of special importance on this maintained land (no woodlands or wetlands on the site – just a field regularly grazed or mown). Therefore, the proposal does not conflict with EP6; it does not encroach on or impact any sensitive designated environment. By concentrating the new build within an already domesticated site (a garden/field with a dwelling), the development avoids any intrusion into untouched natural habitats. In short, no national or local heritage or ecological assets are affected by the plan. This ensures that the proposal remains within the bounds of development that EP6 would consider, in that it is not the type of “unwarranted development” that the policy is concerned with preventing in special heritage landscapesfile.
• • Environment Policy 14 (Agricultural Land): EP14 seeks to protect the best and most versatile agricultural land (classified as Classes 1 and 2) from permanent loss – development on such land is not permitted except in cases of overriding need and lack of alternatives. The land at Aust Veg is classified as improved agricultural land of moderate quality (likely Class 3 or lower on the Agricultural Land Classification). It is not Class 1 or 2 land. Thus, the proposal would not result in the loss of any “important and versatile” agricultural land as defined by EP14. In the Island-wide context, developing this small area for a dwelling has a negligible impact on agricultural resources

– the plot is part of a residential holding already and is not prime arable acreage. Furthermore, the remaining land around the dwelling can still be used for ancillary agriculture (e.g. hobby farming, gardening, or grazing) as appropriate. The proposal therefore complies with EP14 and indeed chooses a location that avoids impacting the island’s limited stock of highest-quality farmland.

• • Housing Policy 1 (Housing Need): The Strategic Plan recognises a significant need for new housingon the Island to accommodate population growth and changing household sizes. Housing Policy 1 provides that provision should be made for 5,100 additional dwellings (net) over the plan period 2011–2026. This island-wide housing target reflects population growth

• projections and a policy commitment to support economic and community development. The proposal, while modest in scale (one dwelling), contributes to meeting this identified housing need. It would be counted as a windfall addition to the housing supply. In particular, it helps address the need for family housing in the North and West of the Island. Under Housing Policy 3, the Spatial Distribution for these 5,100 dwellings is allocated across the regions, with 770 units in the North and 770 in the West (a total of 1,540 new homes for the North & West Area Plan). Lezayre falls within the “North” region of the Island. This new dwelling, albeit just one unit, will incrementally support the Strategic Plan’s goal of accommodating growth in the North & West, which is aimed at around 1,540 new homes by 2026.
• • Housing Policy 2 (Housing Land Supply): HP2 states that the Department will ensure an adequate supply of housing land to meet the Policy 1 requirement, reviewing allocations in Local/Area Plans and making alternative land available if needed. It acknowledges that some allocated sites may not come forward and that flexibility is needed to maintain supply. In line with HP2, the application site (though not originally zoned for housing) emerges as an alternative small-scale opportunity to deliver a needed dwelling. The North & West Area Plan process initially did not allocate this site (due to the general policy constraints), yet the Strategic Plan’s flexible approach suggests that where strong justifications exist, additional housing sites can be considered to ensure the housing targets are met. Approving this dwelling would be consistent with Plan, Monitor and Manage principles – it is a sustainable windfall development that assists housing delivery without waiting for formal allocation in a plan review. Given that larger housing sites in the North sometimes face delays or infrastructure hurdles, small windfall sites like Aust Veg can play a part in meeting immediate housing needs in a sustainable way.
• • Housing Policy 3 (Spatial Distribution): As referenced above, HP3 sets out the distribution of the 5,100 new dwellings among the four regions. The policy reinforces a strategy of containment – focusing development in or around existing settlements to prevent random sprawl. It is important to note that this proposal does not run counter to the spatial distribution intent. While it is outside a settlement, its scale (single dwelling) means it will not undermine the planned distribution significantly; Ramsey (the nearest town) will still accommodate the bulk of northern growth as planned. The proposal is essentially a rounding off within an existing rural enclave (Aust Veg and its neighbour), rather than new scattered development. Moreover, by enabling a family to reside on this site, it supports the local community stability without placing demands on large new estates. In broader terms, one additional

family home in Lezayre parish contributes to the population needed to sustain community facilities and the rural economy, complementing the larger allocations in towns. Therefore, the development can be seen as aligned with the Strategic Plan’s housing strategy: it meets an immediate personal housing need and contributes to overall housing numbers, without materially conflicting with the planned hierarchy of settlements.

In summary, the proposal has been assessed against the relevant strategic and general policies. It is found to broadly accord with the Isle of Man Strategic Plan 2016, save for the matter of countryside location under SP2 – for which a robust exceptional case is made (see next section). The development leverages the Strategic Plan’s emphasis on sustainability, reuse of existing sites, high-quality design, and meeting housing needs. It avoids negatives like loss of prime agricultural land, harm to landscape/heritage, or excessive infrastructure demands. The statement now turns to the exceptional circumstances and material considerations that justify a departure from the normal presumption against a new dwelling in this countryside location.

Exceptional Circumstances and Material Considerations

We acknowledge that new dwellings in the countryside are ordinarily restricted. However, this proposal is distinctive and site-specific, providing a set of benefits and mitigations that outweigh policy concerns and render the development acceptable in planning terms. The key factors that constitute the “exceptional circumstances”for this application are outlined below:

• • Preservation of a Historic Vernacular Cottage: Aust Vegis a traditional Manx cottage over 130 years old, representing the vernacular architecture and rural history of the area. It is an undesignated heritage asset that would likely be lost if standard policy were followed (i.e. replace or abandon it). By retaining the cottage, the proposal protects the Island’s built heritage in line with Strategic Policy 4(a). The new dwelling enables this preservation by providing an alternative living space for the family, removing pressure to demolish the old cottage. This approach accords with the principle of re-use and conservation of buildings (Strategic Policy 1). The historic character of Aust Veg and its setting will remain intact for future generations, which is a public benefit and a culturally sensitive outcome of the scheme.
• • Addressing Flood Risk and Climate Resilience: The existing cottage’s location is susceptible to flooding, posing risks to inhabitants and limiting its usability. Relocating the primary living accommodation to higher ground on the same site is a logical mitigation measure. The new dwelling will be sited and designed with regard to flood risk assessments – safely above known flood levels – thereby providing a secure, flood-resilient home. This is in line

• with Environment Policy 13of the Strategic Plan (which prohibits development at unacceptable flood risk) and reflects modern best practice in climate change adaptation. Crucially, this solution avoids the unsustainable optionof hard-engineering flood defences around the old cottage or the undesirable option of abandoning the site entirely. Instead, the development demonstrates a sustainable adaptation: building in a safe zone and perhaps refurbishing the old cottage for low-intensity use (storage/occasional use) such that even if it floods, lives and essential property are not at risk. This proactive approach to flood risk enhances the long-term viability of habitation on the site consistent with Strategic Plan objectives on climate resilience.
• • Modern Family Home – Sustainability and Design: The proposed new house will be a highly energy-efficient, eco-conscious home meeting contemporary standards (something the old cottage may not ever achieve even with radical intervention). We are committed to incorporating sustainable design features and are assessing for heating & power using modern efficient techniques such as solar and / or heat pumps. To incorporate such techniques in the old house would be extensive, less efficient and wouldn’t have the same environmentally positive impact. The extent of these will be outlined within our detailed design & reserve matters application. Our focus is that the dwelling will exceed Building Regulations minimums and contribute to the Island’s climate action goals (notably supporting Strategic Plan Objectives on reducing energy consumption and embracing sustainable development). This new home will provide a healthy, comfortable living environment for a family, with adequate space and modern amenities, thereby fulfilling a personal housing need while showcasing exemplary design in the countryside. The Residential Design Guide (July

2021) will be adhered to in the detailed design stage, ensuring the development reflects high-quality architecture that blends tradition and modernity, much as the Strategic Plan encourages avoiding “anywhere architecture” and fostering designs that suit their context. Overall, the sustainability credentials and design quality of the new build are a positive material consideration weighing in favour of the proposal.

• • Minimal Impact on Landscape and Visual Amenity: The site’s characteristics and proposed layout ensure that the new dwelling will have a negligible visual impact on the wider landscape. The house will be tucked into the plot in proximity to existing buildings (the cottage and outbuilding), read as part of that small cluster rather than a standalone intrusion. The gentle topography and existing boundary hedges mean views of the site from public roads are extremely limited – Aust Lane itself serves only a couple of properties and is not a through-road. There are no public footpaths crossing

• the site or immediate vicinity that would afford views. From longer distances, any glimpse of a new structure would be seen against the backdrop of existing trees or farm hedgerows, indistinguishable as a “new” element. The landscape character, described in the 2008 Landscape Character Assessment as open farmland with scattered farms in this area, will remain essentially unchanged: a new farmhouse-style dwelling is in keeping with the pattern of isolated rural houses. The proposal also entails new planting and landscaping to further soften its appearance. By integrating the development carefully, the scheme upholds Environment Policy 1’s overarching aim that “the countryside... will be protected for its own sake”– the countryside’s appearance and character will be preserved and arguably enhanced (the new planting and well-designed building will be more visually pleasing than the current dilapidated state of parts of the site). There will be no harm to any protected vistas or scenic views identified in planning documents.
• • No Adverse Effect on Neighbours or Community: The nearest residential property, Aust Vane, is sufficiently distant and screened such that the new dwelling will not impact any neighbour’s privacy, light, or amenity. There are no immediate adjacent properties aside from our own existing cottage. As such, issues of overlooking or overbearing do not arise. The access lane and junction to the public road have capacity for the very low traffic increase from one additional household; indeed, Aust Lane historically may have served more intensive agricultural use than a single dwelling will generate. The development thus poses no strain on local infrastructure or services – utilities are existing and adequate, and the road network can accommodate the site. Being a single-family home, the proposal will assimilate into the community without burdening public facilities; conversely, adding a family to the area can help support local schools, shops, and community life in nearby villages. The principle of community sustainability is thereby supported.
• • Lack of Alternative Solutions: We have carefully considered alternatives in lieu of building a new dwelling. These include: (1) extensively retrofitting and extending the old cottage; (2) demolishing and replacing the cottage on the same footprint; or (3) relocating entirely to an in-town property. Option 1 (renovation) would be challenging due to the cottage’s inherent damp problems, structural limitations, and flood risk.Option 2 (replacement) would solve the habitation issues but at the cost of losing a heritage asset – contrary to conservation principles and Strategic Policy 4. It would also still be in the area that is susceptible to flooding unless the replacement was relocated, which circles back to effectively what this proposal is (except with demolition). Option 3 (moving away) is unreasonable when we already own

• this land and have roots there; it would also leave the cottage underused and decaying, which is a poor outcome for the site’s upkeep. Therefore, building a new dwelling on the higher part of the site, while keeping the cottage, emerges as the most balanced and sensible solution. It achieves housing needs, safety, and preservation together. This lack of a preferable alternative strengthens the case that the development is necessary and justified on this sitealone.
• • Modest Scale – No Precedent for Large Development: The proposal is deliberately modest in scale – a single dwelling within an existing residential curtilage. This ensures that approving it will not create an undesirable precedent for widespread development in the countryside. The circumstances here – an occupied historic cottage with unique constraints and the desire to build a complementary dwelling – are unusual and site-specific. The Department can be confident that a grant of permission would not signal that any agricultural field in Lezayre can become a housing plot. The key point is that this bespoke proposal stands on its own merits and its approval would not undermine policy control over the countryside generally.
• • Support of Strategic Housing Aims: While small, the proposal does align with the Government’s strategic aims for housing and population. The Strategic Plan 2016 and subsequent Cabinet Office reports highlight a need to accommodate population growth and provide family homes to meet that growth. The construction of a modern family house at Aust Veg contributes to this by enabling a family to live and thrive in the North of the Island. It is a form of sustainable rural living that can help repopulate and maintain vitality in the countryside, in line with wider objectives of balanced regional development. Additionally, the new dwelling will be built to modern standards, potentially providing an example of eco-friendly rural housing that resonates with the Island’s UNESCO Biosphere status and commitment to sustainability.
• • Local Precedents for Retention + New Build: It is noteworthy that similar developments have been approved in the local area, demonstrating that the Isle of Man planning system has made allowances for cases where an old dwelling is retained and a new one built to meet modern needs. Examples include Croit Aust (the neighbouring property on Andreas Road), where a replacement dwelling was permitted while likely retaining some original structure; Prospect Villa in the parish (a historic cottage replaced by a modern a new build); and Bhutt Cottage, Regaby, where a new house (Loughside House) was built in proximity to an old cottage. These cases, each decided on individual merits, show that planning approval can be granted for a new dwelling in the countryside when justified by circumstances such as structural

condition, heritage conservation, or family need. They set a helpful precedent that the principle sought here – two dwellings on one rural plot, one old and one new – can be acceptable. The proposal for Aust Veg is in line with these approved examples, but remains unique to its own context. The existence of nearby approvals provides confidence that this application is not without footing; rather, it is part of a considered and controlled pattern of rural sustainable development supported by the authorities.

Each of the above points represents a material consideration weighing in favour of the development. Cumulatively, they amount to an exceptional justification for allowing a new dwelling at this countryside site, despite the normal policy constraints. The proposal’s benefits (heritage preservation, flood safety, sustainable design, housing provision) clearly and demonstrably outweigh any limited harm (the loss of a small area of undesignated countryside to development). There is no conflict with the purpose of countryside protection – the countryside is not being encroached upon in any meaningful way, and no valued open space is being lost. Instead, a balanced development within an existing enclave is achieved.

Conclusion

In conclusion, we respectfully submit that planning approval in principle for the proposed dwelling at Aust Veg is warranted. The application is supported by a thorough analysis of planning policy and site specifics, which shows that:

• • The proposal aligns with the Isle of Man Strategic Plan 2016’s objectives for sustainable development, efficient use of land, and meeting housing needs. It complies with Strategic Policies 1–4 by reusing land/buildings wisely, causing no harm to settlement character or the environment, and it modestly contributes to the island’s housing supply.
• • All relevant environmental safeguards are met or exceeded: The site is not in a protected area and the development avoids impacts on valuable agricultural land, ecology, or landscape character. Design measures will ensure the new house is unobtrusive and environmentally efficient, in keeping with Environment Policies 2, 6, 13, 14, etc. Flood risk is proactively addressed, turning a potential constraint into a design feature (through site selection and SuDS).
• • A compelling exceptional case justifies the countryside location: This is not “unwarranted” development – it is justified, needed and sitespecific. The desire to preserve a culturally important cottage, coupled with the practical need for a safe modern home, creates a scenario that the drafters of Strategic Policy 2 and paragraph 6.3 envisioned as an exception.

• The development will not create sprawl or set a general precedent, given its unique context and the ability to condition it.
• • No detriment to public interests will occur: There are no objections on amenity, infrastructure, or safety grounds. The access is existing and adequate, no public views are marred, and no neighbour is negatively affected. On the contrary, the scheme yields public benefits in heritage conservation and potentially serves as a model of sustainable rural development. It keeps an old building in use (avoiding dereliction) and welcomes a family to remain in the local community, supporting rural population stability.
• • Precedent and consistency: Approval would be consistent with decisions on similar applications that were justified by special circumstances. It would show that the planning system can be flexible to achieve win-win outcomes (in this case, heritage + housing). Dismissing the proposal outright due to a strict interpretation of settlement boundaries would miss the opportunity to secure those benefits.

Having regard to all of the above, the planning balance tips strongly in favour of the proposal. The modest scale and controlled nature of the development mean that any policy deviation is minimal, whereas the compliance with broader strategic aims is significant. The proposal represents a form of sustainable development that the Strategic Plan encourages – meeting current needs (a family home) without compromising the ability to protect the environment for the future.

We therefore respectfully request that the Planning Authority grant Approval in Principle for the new dwelling at Aust Veg, Aust Lane. This will allow us to proceed with detailed design with confidence, knowing the principle of development is established. The approval can be framed with appropriate conditions to guide the subsequent detailed proposal (for example, limiting the height, requiring a sympathetic design, and any necessary drainage conditions). We are committed to working with planners to ensure the final design is exemplary and fulfils all outlined intentions.

In granting this permission, the Authority would facilitate the preservation of Manx heritage, the provision of a sustainable home, and the sensible evolution of a rural site in line with the Island’s development strategy. We trust that this statement has demonstrated the merit of the application, and we look forward to a positive determination.