Heritage Homes Supporting Information Statement

Heritage Homes Ltd

Residential Development of 41 Dwellings and Commercial Development Comprised of 2 Office Buildings and 7 Light Industrial/Storage & Distribution Units, with Associated Roads, Sewers, and Public Open Space, Land Between Clybane Close, Isle of Man Business Park Service Centre and Ballacottier School, off Vicarage Road, Braddan.

Statement of Supporting Information

1. The site is within an area shown by the extant Braddan Local Plan to require the preparation of a development "Masterplan", with land uses to include industry, science based industry, high density residential use, landscaping and a secondary school. A plan has previously been prepared and approved under PA 89/4166 which shows the site to be part of the Isle of Man Business Park and therefore subject to industrial and commercial based land uses.

1. This application is in effect proposing an update of the plan approved under PA 89/4166 by seeking to develop the site for a mix of residential and commercial purposes, which are in accordance with the uses required by the Braddan Local Plan to be in the Masterplan Area. Such "updates" have in the past been found to be acceptable, for example the area previously proposed for a secondary school is now being developed for industrial use because a school is no longer required for the area. Planning approval has also previously been granted under PA 03/01237 for the development of the site for residential purposes, which was also an update of the original Masterplan for the area.

1. The development as proposed is in accordance with the land use requirements of the extant Braddan Local Plan, although it is also proper to consider the provisions of the emerging Braddan Area Plan. The area is proposed for Predominantly Residential use by the Modified Draft of the Braddan Parish Plan, which was considered at Public Inquiry in June 2003, and the Inspector reporting on the Inquiry found this proposal to be acceptable. The Draft Braddan Plan estimates that the site might contribute approximately 40 dwellings towards the provision of new housing in Braddan, and as this scheme contains 41 dwellings then the housing targets of the Draft Plan will not be compromised by this development. The inclusion of

commercial development within the site will contribute towards a need for such in this area and will provide an appropriate context for the existing business premises directly to the south of the site.

1. The residential and commercial elements of the scheme will sit comfortably together on the same site without resulting in disturbance to one another. In general office buildings (which in this instance will be corporate headquarters in accordance with the Business Park uses approved under PA 89/4166) and light industrial/storage & distribution units are capable of operating within residential areas without disrupting residential amenity, and for this scheme the distance between commercial and residential buildings and the changes in site levels will ensure that this is the case. A substantial bank and tree planting belt will be created across the site to further separate the residential and commercial areas and to protect amenity.

1. It is proposed to provide a mix of dwelling types on the site, including ten affordable units on plots 21-30 (as defined by the Draft Isle of Man Strategic Plan). Each dwelling will have a minimum of two off street parking spaces, and Public Open Space is to be provided adjacent to the existing children's play area at Clybane Close. The relationship between the existing dwellings of Clybane Close and the new dwellings will be similar to that approved under PA 03/01237 with much of the existing large bank at the boundary being retained, although a footpath previously approved at that boundary has been removed as a response to concerns expressed by residents and the Police Architectural Liaison Officer. Significant tree planting is to take place as part of a landscaping scheme, as well as a new Beech hedge around the northern part of the site, and a bus lay-by and shelter is to be provided at the roadside. Highway and drainage matters have been the subject of consultation with the Department of Transport.

1. The corporate headquarters buildings will in total provide approximately 1394 sq m of nett floorspace, divided into either 2 or 3 separate units. The provision of 98 parking spaces is in accordance with the standard of 1 space per 15 sq m of floorspace previously approved for such development on the Business Park. The buildings are designed to a high specification and in terms of appearance will make a positive contribution to the Business Park as a prestigious commercial location. The light industrial/storage & distribution

units will provide approximately 1068 sq m of nett floorspace, and the provision of 23 parking spaces is in accordance with the standard of 1 space per 50 sq m of floorspace as adopted for such uses elsewhere on the Business Park. The commercial and residential elements of the scheme will be provided with separate access points, the former from an existing spur of the adjacent roundabout which already serves commercial premises and the latter directly from the main Business Park spine road.