Supporting Information Statement

Erection of 6 semi-detached dwellings with access from Larch Hill Grove and creation of new access drive to Cliff Cottage, Land adjacent to Cliff Cottage, between dwellings of Larch Hill Grove and Clucas' Laundry, Tromode

Statement of Supporting Information

1. Cliff Cottage is an existing three storey building which is located at the top of a steep raised area overlooking Clucas Laundry (hence the name). It is at a much higher level than the laundry itself, and is tight to the boundary of the relatively new housing of Larch Hill Grove. The residential use of the building has most recently been in the form of two apartments and it is intended that the building be refurbished to continue that use. The refurbishment works themselves will not require planning approval and thus do not form part of this application.

1. The land immediately to the north of Cliff Cottage and which forms the subject of this application is currently unused, having previously been used as a garden in conjunction with Cliff Cottage. The site is specifically identified as an area of Proposed Residential use by the Onchan Local Plan, with the Local Plan Written Statement indicating that the principle of residential use is acceptable (para 4.35).

1. Planning approval has previously been sought for development of the site with four detached dwellings, and was refused at appeal (PA 98/0608, see Appendix 1). The application was refused for a combination of reasons involving trees, the absence of a bat survey, lack of landscaping proposals and highway arrangement. The Appeal Inspector indicated that none of these issues would have on their own warranted a refusal, and they have now been reconsidered and addressed.

1. The previous Inspector considered that the loss of trees would have little impact upon amenity. For this new scheme a small number of trees on the site will be removed, principally at the new access point from Larch Hill Grove, but the important mature boundary trees are to remain. Both the Wildlife and Conservation Officer for DAFF and the Manx Bat Group are

content with the proposal as it relates to trees (see Appendices 2 & 3). The previous concern over landscaping related to a discrepancy in the site section drawings, which has been resolved. The Department of Transport Highways Division has been closely consulted over the proposed access arrangements and has expressed satisfaction with the number of dwellings proposed and the highway arrangement.

1. Cliff Cottage has in the past been accessed by a narrow lane which runs from behind the laundry building. This lane is not of a standard that would allow use as a site access, and is largely outside the site and not within the control of the applicant. The proposed new access from Larch Hill Grove will incorporate a new access drive which leads to the existing parking area adjacent to Cliff Cottage.

Appendix 1

Inspector's Report for PA 98/0608