Supporting Information Statement

1000047

Heritage Homes Ltd. Erection of Dwelling with Garaging and Ancillary Accommodation, Plot 3, Ballanard Woods, Ballanard Road, Douglas Supporting Information

1. Approval has been granted under PA 08/02161 to erect a dwelling on Plot 3. A subsequent application (PA 09/01518) which proposed the re-positioning of the dwelling within the plot was refused as the Planning Authority took the view that the dwelling "would not sit comfortably or naturally" within the plot and as such "would adversely affect the amenity of future occupiers of plot 3 and the character of the locality".

1. Approval is now sought to re-position the dwelling as previously proposed under PA 09/01518, but with the private access drive into the estate raised up where it is adjacent to plot 3 so as to create a more manageable gradient for vehicle use. This will also impact upon the appearance of the dwelling proposed for plot 3 by hiding almost all of the ancillary building below ground level when viewed from the East. In addition we consider that it is important to take the following points into account:

• the main dwelling (i.e. without the ancillary accommodation) will actually be closer to the centre of the plot than previously approved. It will require less digging into the site than previously, thus helping it to take contours into account and sit more naturally and comfortably in its surroundings.

• One of the reasons for moving the dwelling is to improve the relationship between the dwelling (and its rear terrace and garden) and the mature trees at the western boundaries. By changing the distance and relative levels it will reduce shadowing and improve residential amenity for the occupier of plot 3. A further, more practical reason is to allow the rear wall of the garage to act as a retaining wall, thus removing the need for a separate wall which would have created a significant "dead" space between the garage and the boundary.

• The ancillary building will be located close to the site boundary, but less so than that the garages approved on plots 1 and 2 which sit within the boundary wall to Ballanard Road. Plots 1, 2 & 3 are distinct from others on the site because of their elevated location at the entrance, and to have their outbuildings relate to their site boundaries in this way will help to define character. It is unlikely that the development of plots on the lower parts of the site will have to incorporate this type of arrangement.

• Ballanard Road will be the only public place from where the dwelling and its ancillary accommodation might be viewed. Given the distance, site levels and the screening provided by boundary walls/gates, landscaping and trees then only the roofs of the buildings will be glimpsed.

1. A number of other minor revisions to the dwelling approved under PA 08/02161 are also proposed; the eaves level of the rear annexes has been raised, the courtyard elevations have been revised (windows removed, face brickwork added), the garage elevation has been revised to reduce the dormer numbers (but with each one increased in width), the decorative banding on the main dwelling elevations has been revised, the roof of the main dwelling is now a full pitch as opposed to being flat on top and the rear terracing has been reduced in size.

1. The application includes new drawings, including sections through the site, which are intended to clarify the points made above and demonstrate that the proposed positioning of the building will not have an adverse impact upon the amenity of residents or the character of the locality. They also indicate that existing trees will not be adversely affected by raising the level of the access road, and that revising the surface water drainage layout by removing a previously approved roadside swale will allow additional space for planting in front of the garage block.