Planning Statement Cornerstone Architects

Town and Country Planning (Development Procedure) Order 2005 Application Number: PA 06/01827/A Proposal: Approval in Principle for the Erection of Three Dwellings Address: Field 134341 Clanagh Road, Sulby, Isle of Man Applicant: Ballamanaugh Properties Ltd

The application site lies within the built up area of Sulby, it is bounded to the North by a property known as Hendre and to the South by a property known as Hill View; it is located within the 30 miles per hour speed limit and adjacent to the Sulby village signage. It lies to the North West of the railway line and is generally flat bordered on its boundaries with mature hedging. Requiring only an East boundary to be constructed.

Access is proposed through an established hedge for two plots with a restyled farm access reconstructed such as to comply with Manx Roads 1 Residential Roads Guideline paragraph 11.19 copy attached at appendix 1, for the Southern most plot, which indicates that curtilage parking may be provided when visibility can be achieved. We submit that the access is located well within the speed restricted area and as vehicles are approaching the crossroads are braking. Selective thinning out and hedge trimming will afford reasonable visibility in both directions, this being no less acceptable than any of the existing properties elsewhere in the vicinity.

The site is within an area recognised as “white land” i.e. not zoned for development in the 1982 Development Plan Order. We submit that the proposed development of the site in question would represent infill development similar to that which has occurred along the Clanagh Road from the crossroads with the main A3. There exists residential development along both sides of the Clanagh Road, the majority of which is dating pre 1982 Development Plan, with new properties being constructed since that date along the same stretch of road. We acknowledge that the development represents residential infill and suggest that this is acceptable as the proposal does not extend beyond the existing built fabric of the village.

The site is not within a conservation area nor is it within an area zoned as having high landscape value. We do not consider that Planning Circular 1/88 is valid as we believe the site to be within the boundary of Sulby, albeit outside the area identified within Isle of Man Planning Scheme Sulby Local Plan Order 1998. The indicative rear (Eastern) boundary follows the line of the neighbouring properties rear boundary and forms a logical stop end to the development on the East side of the Clanagh Road.

It is important to note that whilst the land is not specifically zoned as residential use there have been precedents for building individual residential units along this road in the recent past, these being easily recognisable in their setting amongst the mature traditional manx cottages. It is interesting to note that a log cabin type unit (application number not known) has been approved on a neighbouring property and been recently constructed, this being incongruous with the setting and representing additional accommodation.

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The proximity of the proposed development to the Curraghs, a protected area for wildlife, has been considered and due to the fact that the area in question will retain the side hedges in a natural manner. We suggest that any wildlife in the area has adapted to the local habitat and would be equally so in the event that the development takes place.

The applicant is mindful that the Emerging Strategic Plan should be referred to in determining this application; having in particular due regard to the Future Housing Strategy identified at paragraph 8.3 of the Isle of Man Strategic Plan Draft Statement, a copy of which is attached at appendix 2.

The content of paragraphs of 8.3.1 and 8.3.2 in particular sub-paragraph (a) where the Government has determined that new housing policies should ensure the provision of sufficient housing, to appropriate standards, to meet the demand arising from population growth and changing household sizes. Also providing a choice of site in terms of location, type and size

and at sub-paragraph (c) be such as to avoid housing development in the environmentally sensitive areas which warrant protection because of their archaeological, ecological, agricultural or visual quality or which are within the catchment areas of our water supplies and to encourage the provision of housing which enhances the existing natural and built environment.

We submit that the development of the site in question admirably addresses the intent of the outlined aims of the Department who also suggest that the requirement for up to 5400 houses be provided before the year 2016. The development of sites such as that applied for is not only desirable but necessary to achieve this.

Housing Policy 3, see appendix 3, advises that there is a requirement for up to 1000 properties to be constructed in the North of the Island. Sulby is located within the North of the Island and at Housing Policy 4, see appendix 4, consideration should be given to the fact that the built environment of Sulby village extends beyond the application site.

When considering the application due regard should be given to Housing Policy 6, copy attached at appendix 5, which refers to the method of considering applications in the absence of a brief in the relevant area plan i.e. general criteria in paragraph 6.2 of the Strategic Plan. Attached at appendix 6 is a copy of General Policy 3 and in particular sub-paragraph (a), infill development within a clearly identifiable group of dwellings in the countryside... We strongly advise that the site lies within a group of existing dwellings, see picture attached at appendix 7, and therefore should be considered in the first instance having regard to the existing "white land" policy and the fact that there are existing properties which have been erected as precedent and more importantly with regard to the Emerging Strategic Plan at the policy referred to.

With this in mind the applicant urges the Inspector to consider the application on these terms and respectfully requests that he recommends that the decision of the Planning Committee be reversed and that approval be given for the development in principle of three houses on part field 134341, Clanagh Road, Sulby, Isle of Man.