**Document:** APL Statement **Application:** 24/00052/B — Amendments to dwelling (approved PA10/01598/B). Conversion to four no. apartments with revisions to external appearance, addition of photovoltaic panels, air source heat pumps, electric vehicle charging points and parking provision. **Decision:** Application Withdrawn **Decision Date:** 2024-08-20 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/32140-braddan-settlers-hollow-conversion-dwelling/documents/1057700 --- # APL Statement Page 1 PLANNING APPLICATION IN DETAIL For ALTERATIONS TO APPROVED DWELLING (PA 10/01598/B) SETTLERS HOLLOW, GROUDLE. KING EDWARD ROAD. ONCHAN ISLE OF FOR – MR B FITZSIMMONS Job no 4615 PLANNING STATEMENT Prepared by PARTINGTON NIXON AND KINRADE ARCHITECTURAL DESIGNERS AND BUILDING SURVEYORS E MAIL p.n.k@manx.net – phone 07624 473354 January 2024 THE SITE Is Approx two acres in area located on the north side of King Edward Road. Groudle, Onchan with access from the Old Groudle Road, which leads to Groudle beach/Glen and the Groudle cottages complex. It is bounded by King Edward Road on the South Westerly side, on the Easterly side by the Groudle Cottage complex with wooded land on the North-west and a wooded boundary and Groudle Glen beyond on the North-east. The site of the building is on the basic footprint of a previous dwelling and is in a clearing set within a wooded boundaries on all sides. The nearest dwellings are the Groudle Glen complex of dwellings and holiday cottages on the Eastern side of the site. They are separated and shielded from being seen from the application site by trees, hedging and shrubs. The King Edward Road Highway/ Manx Electric Railway track is to the South Westerly side and is set high above the site and separated by a substantial tree belt from the dwelling site which screen the dwelling from being generally visible by the public. Similarly, the Old Groudle Road is screened by trees shrubs and hedges from the site. In general, the site of the proposed application is almost shielded from public views and thus has minimal visual impact from external viewpoints to the location in which the application is set. The proposal is set in a clearing within the site and this application should not any impact on the trees and shrubs on that exist on the perimeter of the site. THE DWELLING It is approved under P.A.10/01598/B which was for a replacement of a 1970s style large bungalow that previously existed. The approved dwelling is currently under construction. with the lower floor completed and the foundations of the Ground Floor in place. It is already connected to mains services and the existing drainage disposal systems. THE WORKS PROPOSED IN THE APPLICATION The dwelling is currently under construction with the lower floor completed and the ground floor foundations in place along with infrastructure for dwelling. The South-west wall is to be extended by about 1m to the location of the existing retaining wall line to allow for the internal arrangement to provide an access lobby, lift and stairs at Ground floor to give access to the first-floor of apartment no.4. The proposal is to provide 4 Apartments within the existing building shell of the approved dwelling, comprising of :Apartment No1 is the already constructed existing lower floor and has access from the lower terrace Apartment No 2 (76.5m²) and Apartment no 3 (122m²) are created in the Gound Floor and have access from the North Western side of the building Apartment no 4 (361 m²)has access lobby stairs /lift at Ground floor and are accessed via the main frontage along with the Garage and has the whole first floor accommodation Page 3 Internally all apartments are designed to make best use of the aspects and views of the site providing well-lit main living rooms with excellent outlook and to comply with flats regulations requirements for size, facilities, and the relevant fire regulations. The proposal includes renewable energy installations – photovoltaic panels and air source pumps interna HVAC units to provide power and heat to the all the building. The building will be highly insulated to above minimum building regulations standards. Parking spaces are to have electric vehicle charging points for re charging of electric vehicles. External appearance The proposal will make locational changes to windows and doors to accommodate the internal orientation of rooms but generally retaining the form of the existing approval. The floor levels and roof profile and ridge height remain as approved. The materials used externally will remain as in the currently approved design, with some adjustments to fit the amendments to the dwelling. There are revisions of balconies to fit the new internal room locations. Solar voltaic panels located on the roof slopes and will be of black / dark colour finish to fit in with the approved dark coloured roof covering -air source units are located at the rear for minimum visual impact and locations for waste bins are in shielded locations on the site. PARKING The site is extensive and has considerable area for parking with a minimum of two spaces for apartments 1-3 provided in the application. Apartment four will have a double Garage at Ground floor plus a large forecourt / turning area. Turning on the site for all parking will allow for exiting for the site in a forward direction. The existing entrance is onto the Groudle Lower Road and as was indicated in the 10/01598/B approved application the applicant will make improvement to the entrance the form of better turning radii. PLANNING HISTORY This site is not in conservation area and the building is not registered. The site has had several previous applications and originally had a 1970s style large dwelling on the site prior to the construction of the current replacement dwelling. PA 89/01453/B Extensions to previous dwelling – approved. - PA 08/013247/A approval in principle for replacement dwelling approved 04/11/08. - PA 09/01532/B approval in detail for replacement dwelling approved 16/11/2009 - PA 10/01598/B Approval, in detail for current dwelling - approved 20/12/2010 PLANNING POLICY AREA PLAN FOR THE EAST - The site is shown as being located outside the Onchan Village settlement boundary. It is part of the Conrhenny / Groudle area D3 where its policy to conserve and enhance the a) The character, quality, and distinctiveness of this area of relatively sparse settlement b) its valley bottom woodland c) its national glens d) the various archeologically features of the area. Being alterations to an existing approved dwelling with boundaries that are wooded and planted the proposals in this application will not make any noticeable visual change to the impact on the character and quality of the area to any significant degree. STATEGIG POLICY - General policy considerations General Policy table 2 - This sets out policies in points (a) to (n) relating to the impact of the application and to the requirements that are met along with other relevant policies normally allowing an application to be permitted. The Dwelling has approval under PA 10/01598/B and the application proposals are mostly for internal re arrangement and small external visual alterations and thus should not change the dwellings compliance with table General policy table 2 policy requirements. The impact of the changes proposed are mainly to the external appearance of the approved dwelling and given the secluded nature of the site will have minimal impact visually, environmentally, and generally and thus the applications impact remains substantially as it was when it was originally approved. HOUSING POLICY 17 Refers to conversion of large buildings into flats (apartments) and generally is supportive of such proposals and sets out requirements (a) to (C) which are to be complied with. This dwelling overall is in the region of 693m² on 3 levels and suitable to be converted int separate units /apartments as set out in the application. As required in 17 (a- c) a pleasant clear outlook particularly, from the principal rooms of the flats and access to external space for the purpose of clothes drying, refuse storage, car parking and general amenity are provided in the application. - The Proposal will achieve at least the minimum, and generally more than the required standards. SUMMARY The proposed changes in this application relate to proposed internal alterations to make into apartments. Visually the changes from the original approved building are in the arrangement of windows and doors. The height is as approved and external materials are retained and windows and doors retain the basic pattern of the originals and the site has more than sufficient space for parking of vehicles Visually the proposed alterations will not be readily noticeable to neighbours and the public in general. The application includes measures to reduce fossil fuel use and for an energy efficient premises, in line with Government policies The site provides more than adequate space for parking and turning for vehicles accessing the dwelling as proposed. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/32140-braddan-settlers-hollow-conversion-dwelling/documents/1057700*