APL Planning Statement

Andrew Bentley Architect Ltd

8 Ravens Wharf South Quay

Douglas Isle of Man

IM1 5BT

Planning and Design Statement V1

Project: New House at Glen Auldyn, Lezayre. Project no: 2304-SP Date: August 2023

New House at Glen Auldyn, Lezayre

Planning and Design Statement

Contents

• 1.0 Site and Surroundings
• 2.0 Planning History and Policy
• 3.0 Services
• 4.0 Client’s Brief
• 5.0 The Proposal

This application is for some modest alterations to a design approved under PA20/01246/B, additional windows and doors, stonework, air source heat pump and solar panels. A full application is required as there can only be one minor changes application to an approved planning application. Matters such as flood risk, trees, biodiversity and access remain unchanged from PA20/01246/B.

• 1.0 Site and Surroundings
• 1.1 The site is 2010sqm flat site located between the Glen Auldyn road and the Glen Auldyn river located about three quarters of a mile up the road from the main road between Ramsey and Sulby.
• 1.2 The neighbouring properties are Glas Choile (north) and Winston (south) which are on slightly larger plots. Winston is a two-storey house and Glas Choile is a bungalow.
• 1.3 The predominant style of the houses is suburban, both bungalow and two-storey, with the occasional vernacular or faux-vernacular house along the valley.
• 1.4 Beyond the river to the west is the steep wooded hill of Sky Hill.
• 1.5 There are mature trees and hedges around the perimeter of the site which are indicated on the existing site plan.

The northern boundary is formed by a mature evergreen hedge. The mature trees are located along the western and eastern boundaries by the river and road.

• 2.0 Planning History and Policy
• 2.1 The site is a vacant plot in a rural setting in the parish of Lezayre. There is currently a small stable building located on the site.
• 2.2 The site is not located within a conservation area.
• 2.3 The application will be judged against the policies of the Isle of Man Strategic Plan of

1. The most relevant policies will be.

• • Strategic Policy 1
• • Strategic Policy 2
• • General Policy 2

• 2.4 • In the absence of the Northern Area Plan there is no local plan. There are local plans for both Ramsey to the east and Sulby to the west, however, neither plan covers the Glen Auldyn area.
• 2.5 • The land use is therefore to be defined by the 1982 Development Plan which shows the area as predominantly residential.
• 2.6 The site features on the Manx Utilities flood risk map 2 for the Sulby river.

• The river on the site’s western boundary is coloured as a High Flood Risk Zone, however, the risk area does not extend into the proposed garden.
• 2.7 There have been five planning applications on the site since 2000.

• • 01/02175/B – New single dwelling
• • 03/01494/B – New single dwelling with stables
• • 10/01816/B – Two new dwellings (refused)
• • 11/01598/B – Two new dwellings (approved)
• • 20/01246/B – Single new dwelling (approved)

• 2.8 PA10/01816/B and 11/01598 were both approved showing a remodelled entrance with a 2 x 23m visibility splay.
• 2.9 PA20/01246/B was subject to a minor changes application in 2023, 23/00110/MCH. The minor changes application was refused as the application required third party input from the DEFA biodiversity officer and was therefore outside the remit of minor changes applications. Consultation with the case officer after the refusal advised that the proposed changes to the windows and stonework were not controversial and would have been approved had the front boundary wall formed part of the application.

• 3.0 Services
• 3.1 Rainwater drainage will be to the river.

• 3.2 There is a foul sewer located in Glen Auldyn Road.
• 3.3 There is no gas supply in the area.
• 3.4 Telecom, water and electricity connections are available in the area.

• 4.0 Client’s Brief
• 4.1 Following the approval of 20/01246/B the applicant did not proceed to purchase the land and the project did not progress.
• 4.2 In 2023 the land was purchased by a new owner who wished to make some amendments to the windows and stonework on the approved design.
• 4.3 Following consultation with the planning office it was agreed to submit two planning applications. One application is for the changes to the windows and stonework on the approved design and a second application to change the front boundary wall from the approved sod bank construction to a rebuilt stone wall which is the current construction. This is the planning application for the changes to the windows and stonework on the approved building.
• 4.4 As the project’s building regulations submission has progressed the application also shows the inclusion of an air source heat pump and solar

panel in the garden as these will be required as part of the project’s SAP calculation.

• 5.0 The Proposal
• 5.1 The proposal is the same size as the approved design under 20/01246/B
• 5.2 The following has been added to the approved design.

• • Bifold doors to the NW elevation
• • Kitchen window to the NW elevation
• • A section of stonework on the NW elevation
• • Stone cladding to the chimney stack
• • Air source heat pump to rear elevation
• • Solar panels in the garden

• 5.3 There are no changes to the proposals for the trees, flood risk, or access compared to approved application PA20/01246/B
• 5.4 Information has been included regarding the landscaping and finishes which were requested as conditions on the approved application PA20/01246/B