07.A-PLANNING Statement

07.A 321_62 Groudle Road • Onchan • Sian + Gareth Davies horncastle:thomas a r c h i t e c t s + d e s i g n e r s © ISSUE 28/02/2025 A3 Planning statement Update to include additional terrace area; alterations to terrace levels; wall around planting; new door to garage A 01/04/2025 03 DESCRIPTION • DESIGN PRINCIPLES + NATURE OF PROPOSAL

The property and its neighbour, 60 Groudle Road, were constructed as 'handed' plans of each other so that the side elevations of the kitchens of each house were facing one another. 60 Groudle Road has recently undergone a significant extension to provide an additional, better integrated, living space adjoining the original kitchen, as well as a small additional apartment, connected to the house on the lower level, to accommodate visiting parents whilst granting them some independance within the property. This development also included an enlarged balcony adjoining the new first floor space, built on the garden side with the main balcony space being in front of the original kitchen. These alterations and extensions were approved in application 16/00121/B, permitted 17.03.2016 Following these alterations, the distance between the windows of each property (kitchen in no 62 and the side of the living space (secondary windows) is now 32.5m. The proposal to enlarge the existing kitchen balcony northward and to create a wrap-around balcony on the west side elevation (4m depth) would result in a distance of 28.5m between the secondary windows of the new space in 60 Groudle Road and the edge of the proposed balcony. On considering the suitability of introducing the side terrace, we have referred to the 'Residential Design Guide 2021' (DEFA Planning and Buidling Control Directorate), see note below (04.1) The materials for the proposed terrace are a painted steel structure with timber decking and glass balustrades. The existing poor quality balustrades on the living room balcony and dining room juilette balcony would be replaced with glass balustrades to match the new balcony. Direct access to the garden would be provided from the balcony to three terraces at differing heights, located to take better advantage of afternoon and evening sun. The terrace at the bottom of these steps would be approx 1.240m above the main garden level; two steps up is the adjacent highest and smallest terrace, approx. 1.240m above the main garden level; with the edges of these two being protected by raised planting on two sides bounded by a stone wall to match the stone plinth surrounding the lower ground floor of the house, along with a lower terrace on the third side and a glass balustrade on the house side. The purpose of the height of these terraces is to reduce the length of the new staircase from the balcony to a minimum and allow for a split in the directions of travel,either south to built in seating at the foot of the existing bank, below the garage and around a fire pit or, north to the lower terraces where there would be a seating area and an area for a built-in barbecue and dining table (these areas being split by a single step to break down the space). This barbecue/ dining space would be approximately 310mm (two steps up) above the main garden level; the seating area would be a further two steps up (620mm). In addition, a new door on to the side terrace would be added, using the jambs & head of an existing garage window, the opening extended down to the floor; door to match existing 04 PLANNING POLICY The site lies within an area designated on the Area Plan for the East adopted in 2020 as Predominately Residential (Map 6 - Onchan) and within the settlement boundary. 04.1 'Residential Design Guide 2021' (DEFA Planning and Buidling Control Directorate): 7.0 Impact on Neighbouring Properties 7.5 Overlooking Resulting in a Loss of Privacy 7.5.3 States that the "20 metre guide" provides a useful way to identify where overlooking is likely to be a concern in rooms that face each other, later paragraphs noting that the 20m distance between windows may be relaxed in some instances. Although this does not directly apply to the condition under consideration here (ie between a new external balcony and an existing secondary window) the proposed distance between the edge of the new balcony and the side window of the adjacent propery would be 28m. 7.5.8 We note that any perceived overlooking between the properties is mitigated by a mature hedge and that, as stated, although the permanent retention of such a landscaping feature cannot be guaranteed, it will be to the benefit of both neighbours to properly maintain the hedge in the future. As can be seen from the photograph on this page, taken from the kitchen side window of the application property, although it does not completely screen the properties at first floor level, it does help increase the perception of separation between the houses, even at the first floor level. 04.2 Strategic Policies General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (i) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. The proposal is in line with the land-use zoning. It respects the form, scale, massing and appearance of the existing building and does not detract from the design and siting of the neighbouring properties. It signficantly improves the amenity of the dwelling and connection to its outside spaces. It does not cause excessive overlooking, overshadowing or loss of privacy to the neighbour at 60 Groudle Road, the separation distances being comfortably in excess of those accepted for residential developments. The proposal will not be readily discernible from the public highway resulting in no impact on the streetscene. Rev.A