Planning Statement with Appendices

2 April 2007

Town and Country Planning (Development Procedure) Order 2005 Application Number: PA 06/01825/A Proposal: Approval in Principle for the Erection of a Dwelling Address: Field 134209 Clanagh Road, Sulby, Isle of Man Applicant: Ballamanaugh Properties Ltd

The application site lies within the built up area of Sulby and is recognised as this by its location within the 30 miles per hour speed limit. 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 farm access which would be reconstructed such as to comply with Manx Roads 1 Residential Roads Guideline paragraph 11.19 copy attached at appendix 1, which indicates that curtilage parking may be provided when visibility can be achieved. We submit that the access is located on the outside of the bend on the A14 and selective thinning out and hedge trimming will afford reasonable visibility in both directions, this being no less acceptable than any of the existing properties on the inside of the bend.

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 has 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

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being incongruous with the setting and representing additional accommodation.

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 one house on part field 134209, Clanagh Road, Sulby, Isle of Man.

Appendix 1

11.19 A vehicular/pedestrian sight splay of 2.1 x 2.1 will normally be required giving clear visibility above a height of 600mm where the parking space abuts the highway. No pedestrian/vehicular splays are required within shared surface roads and courts.

Appendix 2

8.3 Future Housing Strategy

8.3.1 It is now generally accepted that, whilst there should be available a wide range of housing throughout the Island, new housing should be located only where it can be properly and economically serviced, where it does not involve excessive travelling to and from work and amenities, and where it does not damage the character, appearance, and ecology of the Island.

8.3.2 Accordingly, the Department has determined that its housing policies should

(a) ensure provision of sufficient housing, to appropriate standards, to meet the demand arising from population growth and changing household sizes, whilst also providing a choice of sites in terms of location, type, and size; and (b) be consistent with the principles of sustainable development in accordance with the Strategic Objectives; and (c) be such as to avoid housing development in 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.

Appendix 3

Housing

Policy 3: The overall housing provision will be distributed as follows:

• North 1,000
• South 1,000
• East 2,500
• West 900
• All Island 5,400

Appendix 4

Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:

(a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9, and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.

Appendix 5

Housing Policy 6: Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan.

Appendix 6

General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of

(a) infill development within a clearly identifiable group of dwellings in the countryside (except in those parts of the Island covered by the Local Plans for Arbory and East Rushen, Foxdale, St John's, Sulby or Onchan or by Area Plans made under the 1999 Act); (Housing Policy 5);

(b) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9, and 10);

(c) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);

(d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);

(e) location-dependent development in connection with the working of minerals or the provision of necessary services;

(f) building and engineering operations which are essential for the conduct of agriculture or forestry;

(g) development recognised by Government to be of national strategic need and

(h) buildings or works required for interpretation of the countryside, its wildlife or heritage.