**Document:** Statement **Application:** 25/90229/B — Erection of dwelling in the curtilage of existing property. New access and associated landscaping, groundworks and drainage. **Decision:** Application Withdrawn **Decision Date:** 2025-06-11 **Parish:** Lezayre **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/33952-lezayre-creg-malin-new-build-dwelling/documents/1084058 --- # Statement ## Design and Access Statement ![An aerial photograph showing a mix of residential housing and green fields, likely serving as a location map for the site.](https://images.planningportal.im/2025/03/7047495.jpg) Creg Malin, Jurby Road, Ramsey (0121) Rev - December 2024 - 1.0 INTRODUCTION This Design and Access Statement has been prepared to accompany a planning submission seeking approval for a new-build dwelling within the grounds of Creg Malin, Jurby Road, Ramsey. Planning approval is sought for permission to construct a new three-bedroom dwelling with associated access and landscaping works on what could be described as an infill site within Ramsey’s town boundary. The proposed development includes a kitchen-diner, living room, utility room, and WC at ground floor level. The first floor comprises three bedrooms, including a master suite with an ensuite bathroom and a family bathroom. The proposal seeks to deliver a high-quality, contemporary dwelling that respects and integrates with the local character while making use of sustainable and energy-efficient design principles. The 1.5-storey height minimises the visual impact, and the orientation maximises solar gains and views towards the mountains. This document should be read in conjunction with the drawings submitted: -  (02)001 Location Plan -  (02)100 Existing Site Plan -  (04)100 Proposed Site Plan -  (04)200 Proposed GA Plans and Elevations Aerial Image of Site and surrounding area from Google Maps, 2012 - 2.0 CONTEXT LOCATION The site is located to the west of Ramsey, along Jurby Road. The existing property, Creg Malin, is set within a generous plot with mature landscaping. The area is towards to outer edge of Ramsey’s town boundary and within the area zoned as residential. It is characterised by predominantly detached dwellings set within substantial gardens. The surrounding architectural style varies. The proposed new dwelling is sited within the grounds of Creg Malin, positioned to minimise its impact on the existing property and its neighbours while maintaining a sense of privacy and openness within the landscape. View up Jurby Road Road, with site located to LEFT - 3.0 EXISTING SITE AND LANDSCAPE CHARACTER The site is currently a mature garden area associated with Creg Malin. The grounds of Creg Malin include a substantial garden to both sides of the property. The proposals sit in the overgrown garden area to the Eastern side of Creg Malin, thus retaining the larger, more mature lawned area to the Western side of Creg Malin as its own private garden. The two areas would be separated by an existing hedge at Creg Malin, that bounds the existing driveway. The proposed dwelling has been carefully positioned to reduce tree loss. Two Class B trees are proposed to be removed, one of which is diseased and requires removal regardless of the proposals. Several selfseeded Class C trees and sections of hedgerow are to be removed to the front of the property boundary as part of the development to ensure sufficient natural light to the plot and open views to the mountain. A pragmatic approach to tree removal has been applied that creates a realistic amount of trees that the future occupiers would feel does not overshadow/impact the proposed property. Where tree root zones have been impacted, this is by <20% of the root area, ensuring the future viability of these trees. Substructure design at detailed design stage will include for root protection zones and will allow for specialist design of sub-structure as required for the trees proposed as being retained. The proposed dwelling is accessed via a new driveway from Jurby Road, ensuring safe and convenient vehicular access without impacting the existing dwelling’s access arrangements. . ![map or plan from page 2](https://images.planningportal.im/2025/03/7047496.jpg) - 4.0 PLANNING CONTEXT: The property has been subject to seven planning applications in the past: -  88/00352/A – 01/01/94 - Approval in principle to the erection of 2 dwellings, land belonging to Creg Malin -  89/00350/B – 01/01/94 - Erection of dwelling with new access, adjacent to Creg Malin -  97/00220/B – 24/05/97 - Erection of stables and creation of vehicle hardstanding, field 1112, adjacent to Creg Malin -  97/02142/B – 11/05/98 - Extension to dwelling -  01/01604/B – 10/12/2001 - Installation of uPVC windows to replace existing to side elevation -  01/02051/B – 13/02/2002 - Installation of uPVC sliding sash windows to replace existing side elevation -  03/01013/B – 16/09/2003 - Erection of a conservatory to south-west corner of dwelling Area Plan for the North and West: While not currently adopted policy, consideration has been given to the Area Plan for the North and West. Additionally, the applicant put forward the site (Site RR001 – Creg Mallin) in the consultation for assessment. Overall the site is deemed as developable. The site is within an established settlement with good transport and active travel links. It is noted consultation with DEFA would be required, which has been sought as part of the pre-application process and measures to retain as many trees on the site as practically possible achieved. In addition, it is identified that development of the site could preserve or enhance the identity of the existing settlement, hence why a high quality architectural design has been proposed by the applicant. The site assessment has been attached to this document for reference. Please note, the latest revision is from 14/02/25 as there were some inaccuracies on the previous drafts. DEFA Consultation with Arboricultural officer: A meeting was held onsite on 24th June 2025 with the Arboricultural Officer. They confirmed an Aboricultural report would be required detailing any tree removal. This has been included in the submission and the minimal number of Class B trees required for removal to enable the development has been shown (one and one diseased tree). They also confirmed a preference for a realistic amount of tree removal that takes into account future pruning/removal pressure of future occupiers, hence why poor quality and self-seeded trees to the front and middle of the plot have been shown as removed and replaced with manageable native hedging. - 5.0 DESIGN PRINCIPLES AND ARCHITECTURAL PROPOSALS The architectural language of the proposed dwelling draws from traditional Manx features and materials and incorporates them into a contemporary vernacular dwelling. -  Ground Floor Layout: The open-plan kitchen-diner and living space provide a light-filled, flexible family environment. A utility room and WC are also incorporated. -  First Floor Layout: Three well-proportioned bedrooms are provided, with an ensuite to the master bedroom and a centrally located family bathroom. -  Façade Treatment: The material palette includes natural Manx stone at the base in sections, transitioning to timber cladding at the upper levels. Large-format glazing maximises light and views. -  Roof Form: A pitched roof with a traditional slate finish accompanies a raised seam metal dormer, to ensure the finish ensures the building sits comfortably within its setting. Elevation - South: Showing the main front elevation of the new proposed dwelling Precedent imagery showing examples of large, glazed windows to maximise light and views ![An architectural elevation drawing showing the side or front of a building with height annotations, a chimney, and window details.](https://images.planningportal.im/2025/03/7047499.jpg) ![Architectural elevation drawing showing the facade of a new dwelling with stone cladding, windows, and a human figure for scale.](https://images.planningportal.im/2025/03/7047500.jpg) - 6.0 IMPACT AND VISUAL AMENITY The proposed dwelling has been designed to integrate sensitively with its surroundings: -  Landscape Impact: The 1.5-storey design minimises visual and daylighting intrusion. -  Neighbouring Properties: The location ensures minimal impact on privacy and outlook for adjacent dwellings. Care has been taken to maximise distances from neighbours where possible and to ensure privacy to surrounding dwellings is maintained. Minimal windows are proposed to the rear of the property to ensure minimal overlooking to the gardens of the properties in Westhill Village. -  Materials and Character: The use of locally appropriate materials ensures the dwelling complements the character of the area. - 7.0 ACCESS AND MOVEMENT -  Vehicular Access: A new driveway is proposed from Jurby Road, ensuring a safe and practical access point with good visibility splays on the adjacent 30mph highway. -  Parking: Adequate on-site parking is provided within the proposed site layout. Existing parking provision at Creg Malin is maintained. Sufficient space is allowed for turning. -  Pedestrian Access: The design allows for clear pedestrian routes from the driveway to the main entrance, ensuring accessibility. The front door provides level access. Pedestrian access from the property into the town is provided onto Jurby Road and nearby pavement. Level outdoor amenity space is also provided. -  Public Transport: The property sits along multiple bus routes. -  Refuse and Cycle Storage: Space is allocated for bin storage and there is sufficient space for cycle parking, supporting sustainability objectives. - 8.0 CONCLUSION The proposed new-build dwelling represents a high-quality, sustainable addition to the site and creates much needed housing on an infill site within the town boundary of Ramsey. The proposals have been designed to respect and enhance the local setting without determinantal impact on Creg Malin or the other neighbouring properties. -  The scale and massing are appropriate to the town edge context and minimise impact on neighbouring properties. -  The material palette reflects a contemporary Manx vernacular, integrating the new dwelling with its surroundings. -  The orientation maximises environmental benefits, harnessing natural light and views. -  The site layout ensures as minimal impact as possible on existing trees and landscape features. Overall, the proposal will provide a comfortable, energy-efficient family home while contributing positively to the architectural and landscape character of the area. --- *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/33952-lezayre-creg-malin-new-build-dwelling/documents/1084058*