Loading document...
June 2021
Secretary Planning Department Planning & Building Control D.E.F.A. Murray House Mount Havelock Douglas IM1 2SF PLANNING STATEMENT REF: PROPOSED DEVELOPMENT OF PLOT ADJOINING ARD REAYRT, LAXEY – FOR PRIVATE RESIDENCE OF MR ELLIOTT OF ELLIOTT CONSTRUCTION LTD.
Our clients are the owners of the above plot of land, (see enclosed site and location plans). They are submitting this application for a dwelling with a proposal that respects the site and its environment, also having regard to the reasons why the previous application in 2014was unsuccessful. Since owning the site, our client has thoroughly investigated the refusal reasons in order to formulate an acceptable proposal and this application is created in that manner. A specialist company, Manx Roots was engaged to advise on the trees on site and to undertake detailed surveys of them and their species, conditions and which are required to be maintained managed or removed. Tree management plans are now in place for the retention of the major trees that are in condition to be retained long term, however some trees (particularly Ash) are needing removal, due to disease or their poor condition, but the site will still retain the majority of important boundary and inner trees.
Consultation has also been undertaken with DEFA Forestry Division in order to establish an acceptable proposal. They have now confirmed that our current proposal is acceptable to them. The Manx Roots plans and report are attached to the application.
The survey conducted by Manx Roots has identified the area at the rear of the proposed dwelling (on the North East) as suitable for a parking and turning area, on the basis of a raised deck, set on piles that are located between roots, thus eliminating negative impact on the existing trees. It will have piles located as advised by Manx roots to avoid root damage and the work will be designed in detail and carried out in accordance with the relevant British Standards.
Page 1 of 4
19, Peel Road, Douglas, Isle of Man IM1 4LS Tel: (01624) 621576 PNK Ltd Trading as Partington Nixon & Kinrade. Registered in the Isle of Man No. 121590C Registered Office as above. Directors: J.A. Callow Tech R.I.C.S., S.M. Taylor
In addition, along with retention and management of the trees we propose to enhance the area outside of the domestic area (see enclosed drawing No. 4529/PS 1), as a transition into a natural woodland environment, we trust this will be acceptable to your department.
In regard to the access to the site, it is proposed to form an access across the verge from the plot to Ard Reayrt road for both vehicular access and for service connection to the Utilities located in the road and verge. In conjunction with Manx Roots, we identified the best suitable location (as shown on site plan) for a vehicular drive and which had the least impact on existing trees and their root systems.
The access from Ard Reayrt has been considered by the Highways Department as shown on the enclosed general site plan and they advise it will comply with a requirement to achieve vision/sight lines in both directions. ( Note: The site has access at its lower end via a lane to the Ramsey Road, it is our client’s intention to use this entrance for construction materials into the compound area. Access from the compound onto the site will follow methods specified by Manx Roots, to minimise impact on existing trees and the root system).
The verge to Ard Reayrt, where access is proposed, was transferred to the Garff Commissioners by the developer of Ard Reayrt Estate, Mr Keith Lord of Nathan Construction. Mr Lord has confirmed relaxation of his conditions of no development on the verge in order to allow the driveway, along with the access our client would need to have the right to use the verge to access main services and mains drainage which exist in both road and the verge. Following consultation with the Garff Commissioners on this matter, they have indicated they are agreeable to the access crossing from the site to Ard Reayrt by either granting a right or by legally transferring the land, detail to be agreed between parties following any decision on the house application.
The previous application (P.A. 14/01189/A) in 2014 was submitted for consideration and refused for the following reasons:-
On the Laxey and Lonan local plan it is zoned as residential. Policy L/RES/PR/1 – confirms residential development will generally only be approved with the study area in those areas designated as proposed and existing residential. This site is designated residential on the Lonan and Laxey local plan.
L/OSNC/PR/6 “There will be a general presumption against removal of trees with the study area including instances where this is proposed to facilitate development. The tree survey and plans confirm retention of trees on the site with the exclusion of diseased Ash trees and trees accepted as not worthy of retention.
As regards the reasons for refusal on the 14/001189/ A, we now believe they are overcome in the three reasons that were stated.
As regards the proposed dwelling, we have discussed this extensively with our client. The first design factor was that it should respect the sloping nature of the site and its wider surroundings.
A vertical building would best suit the location and aspect and its orientation is also set by the site looking across the Laxey Valley towards the South West. It will be viewed distanced from that area, set against the open foreground and backdrop of residences set into a tree belt on the north western valley side. The backdrop of mature trees on the North eastern (rear) boundary will largely shield the dwelling from views from the Ard Reayrt estate. Adjoining side properties are open woodland North West and a garden on the South East thus largely unaffected only by small minor windows.
The property proposed will be constructed as a passive house using eco-design and high energy saving technologies using no fossil fuels. It will also have a rainwater harvesting system which will use up to 70% less mains water than a traditional build protecting our Islands natural resources.
Solar panels, air source heat pumps and a heat recovery ventilation system will be used to provide heating for the dwelling. Charging points on site for electric cars and bicycles will use solar power, capturing solar power during the day and releasing that energy to charge an electric vehicle in the evening via Tesla power wall batteries. Excess energy will put back into the mains grid.
Driveway materials will be of a sympathetic type, as advised by the tree specialist and decking will be made from timber from local renewable sources. All timber products used in this dwelling will come from managed renewable sources. Biodiversity Our client is not aware of the site being a possible special habitat for wildlife or special plant life and wishes not only to retain any if it is present, but also to work with the wildlife division of DEFA in any measure they would advise could be put into place to encourage wildlife, birds etc. Bat and Swift boxes could be put onto the site at appropriate locations. The creation or enhancement of the current natural environment if such is desirable and is our client’s wish.
Visually the location of the proposal is in an area where there is a pattern of individual dwellings set within a general tree belt along the North East side of the Laxey valley. The proposals setting will therefore be in keeping with the stated Policy 4.2 and be generally less conspicuous than other dwellings in the locality, due to the retention of the majority of the existing tree cover on and around the site.
J.A. Callow - For Partington, Nixon & Kinrade
Copyright in submitted documents remains with their authors. Request removal
View as Markdown