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Department of Planning Department of Infrastructure Murray House Mount Havelock Douglas Isle of Man IM1 2SF
15th May 2015
RECEIVED ON 15 MAY 2015 DEPARTMENT OF INFRASTRUCTURE
Dear Sir / Madam,
Re: Detailed planning application seeking approval for development of two dwellings on zoned land next to the access road leading to Castleward Green, Ballanard Road, Douglas
We submitted a planning application, PA14/01298/A, seeking outline planning approval for the development of two residential properties and the creation of an area of Public Open Space. However, due to opposition to the creation of the new P.O.S. and resultant recommendation for refusal of the overall application by the planning officer, we felt it best to withdraw the application to allow the contentious issues to be addressed.
The planning application now submitted addresses all the concerns raised about our previous, withdrawn, application and the following additional information is provided in support of this new application;
This is a detailed planning application for the development of 2no., two storey detached dwellings together with associated site access and landscaping works.
This application does not include the creation of an area of public open space.
Access to the two plots is proposed to be from the Castleward Green access road, which is the lowest part of the site. To maximise the useable area of the site, it is proposed to cut into the higher part of the site, next to Ballanard Road, to create a flat plateaux on which to construct the houses and form the garden areas. This will have the added advantage of keeping the roof lines low relative to Ballanard Road, thereby limiting any visual impact the houses may have on the main road.
The houses will have a simple form with pitched roofs clad in artificial slates, not dissimilar to the existing dwellings in the Castleward Green development. The walls will be in painted render with windows in low maintenance, energy efficient UPVC with rendered band detailing.
Boundaries will be the retained planted hedge to Ballanard Road and a combination of planted hedges, landscaping and dark stained timber fences, as detailed on the drawings.
We have consulted Ms Hazel Reid of the Highways Department regarding site access, please see email dated 13th March 2015 (attached).
Access to the two plots is proposed to be from the Castleward Green access road, as requested by the Highways Department.
Foul drainage will achieved via a private pumped system from each property, joining the existing public foul sewer in Ballanard Road.
The storm drainage for both properties will be connected into the existing adopted storm sewer within Castleward Green.
The construction of the dwellings will be in a highly insulated timber frame system, over clad in masonry. This form of construction is recognised as producing less waste materials than traditional
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load bearing masonry and is a quicker and safer form of construction. The completed homes will be highly energy efficient and low maintenance.
With regards to transport, the proposed site is close to Douglas with opportunity for foot and cycle journeys. The relative flat terrain of Ballanard Road and its low vehicle numbers will be attractive to cyclists. Public transport is available close by at the junction between Ballanard Road and Wattersons's Lane, a distance of about 800m. At an average walking speed of 1.4m/s, it would only take 10 minutes to walk the 800m. The Chartered Institute of Highways and Transportation's publication 'Guidelines for providing for journeys on foot' suggests that for commuting, a distance of between 1 and 2km is an acceptable walking distance.
The ISLE OF MAN DEVELOPMENT PLAN 1982 indicates an area zoned for residential use extending north, alongside Ballanard Road, which extends to a line corresponding with the northern boundary of the existing property called Vejle (formerly Aynsgarth), please see the extract below;
Extract of the Isle of Man Development Plan 1982.
The current proposed site was outside of the area zoned for residential use by the Development plan.
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The planning application for the CASTLEWARD GREEN DEVELOPMENT - PA85/01211/A, was developed taking on board the zoning constraints set by the then extant Development Plan. An inspection of the planning files for PA85/01211/A highlights the following points;
Extract of pre application drawing showing building plots on land not zoned for residential use.
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Extract of application drawing with building plots omitted and left as landscaping.
The subject land was not proposed to be Public Open Space by PA85/01211/A. The land is in private ownership, has never been open for public use and any maintenance has been carried out by the owners. We wish to be clear when we say it has not been at any time proposed or offered as Public Open Space.
The DOUGLAS LOCAL PLAN 1998 superseded the ISLE OF MAN DEVELOPMENT PLAN 1982. The new plan zones the application site for Residential use, as illustrated below.
Extract from the Douglas Local Plan 1998.
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The Site is zoned for Residential use and as such the development of the two houses should be considered in respect of General Policy 2 of the Strategic Plan which states;
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; (l) 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 proposed development of the 2 dwellings complies with General Policy 2.
With regards to General Policy 2(g), accessing the plots from Castleward Green and maintaining the planted boundary to Ballanard Road will limit the visual impact of the development and therefore have limited impact on the character of the locality.
Also, whilst local residents may like to retain a convenient patch of ground to toilet their dogs, the site is in private ownership and local residents have no right of way onto this land. The use of this land for residential purposes would have limited impact on local residents as there is ample
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opportunity elsewhere for dog walking. In fact we have previously sought to offer public open space in the planning application PA14/01298/8, but this was withdrawn due to local opposition.
The proposed site is clearly zoned for Residential use and the proposals comply with General Policy 2 of the Isle of Man Strategic Plan so the proposed development of 2 dwellings should be acceptable.
The land is in private ownership and was never proposed to be public open space, otherwise it would have been offered to Douglas Corporation for adoption as is normally the case. If the land had been proposed to be public open space it would have been marked as such on the extant Douglas Local Plan of 1998.
The development of these two dwellings would have very little visual impact on Ballanard Road and the principle of residential development was considered acceptable when the Douglas Local Plan was developed in 1998. With careful design of the boundaries, this development would have little negative visual impact on the area.
The proposed properties are designed to be quickly saleable, something Hartford Homes always strive to do and have been designed to meet the current demands.
We trust that we have provided sufficient information in support of this application but should you have any questions, please do not hesitate to contact the writer.
Yours sincerely
George Li
For and on behalf of Hartford Homes.
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