**Document:** Design Statement Winston Glen Auldyn
**Application:** 10/01816/B — Erection of two dwellings
**Decision:** Refused
**Decision Date:** 2011-04-04
**Parish:** Lezayre
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/259-lezayre-land-between-glas-choille-dwelling/documents/1160739

---

# Design Statement Winston Glen Auldyn

Received 01210 10 01816 DEPARTMENT OF INFRAESTRUCTURE Land adjacent 'Winston', Glen Auldyn - Design Statement

The site is located between 'Winston' and 'Glen Chalk' on Glen Auldyn Road in Lezayre and extends to approximately half an acre. It is bounded by the above properties to the northerly and southerly boundaries respectively and by Glen Auldyn Road to the east and the Glen Auldyn River to the west. For all practical purposes it is flat and substantially square in proportion.

To the Applicant's knowledge there have been two previous Planning Applications on the site, both of which were Granted. PA 01/2175 was an application for Approval in Principle for Residential use on the land and 03/01494/B was a detailed application for a single storey dwelling. The Planning Officer at the time of the latter application concluded as part of his Report that the land is zoned 'predominantly residential'.

Discussions and meetings on site took place with the Planning Officer, Me Balmer, who was extremely helpful in giving guidance as to what may be suitable proposals for the plot; obviously, it is acknowledged that such advice has been given on a 'without prejudice' basis. The submitted scheme is a derivation of draft proposals which had been submitted to and commented on by Mr Balmer.

Glen Auldyn has an eclectic mixture of house styles and sizes; paradoxically, this is, in essence, the main theme throughout the houses. Consequently, the designs for the site are based upon addressing this eclectic theme as well as responding to the site parameters as well as the Client's brief.

There are examples of semi-detached properties along Glen Auldyn and this was the basis of the initial proposals. However, it was felt that the two joined properties created a massing to the road frontage which was too great; consequently, the houses were pushed apart to form two detached dwellings which 'mirror' each other as a reference to the original design and the semi-detached properties in Glen Auldyn.

The style of the elevations, illustrated best on the Site Elevation (drawing number 009) picks up on a theme prevalent in Ramsey generally with a number of examples in Glen Auldyn - steep pitched slate roof with tall elegant chimneys and pale coloured render finish.

The houses are located on the land to maintain the maximum distance possible to the adjacent properties. The privacy this creates is enhanced by the use of obscure glazing at first floor level where a habitable room would overlook the adjacent property, even though the privacy distances are well in excess of 20m to both sides. The orientation of the plan form is 'front to back' for the long elevation, again helping to reduce the visual impact from the road.

Access to the site is via the existing entrance which is remodelled and enhanced with new vision splays. The proposal is that the new entrance is actually that which was approved under Planning Application 03/01494/B (full consultation was undertaken with the Highways authority at that time). Additionally, the proposals allow for a 'communal' area outside the curtilege of the two houses which permits cars to pull off the road without waiting on the road or, indeed, impeding it and, if necessary, to turn around and exit onto the highway, front facing.

It is considered that the proposed dwellings will sit comfortably in the context of Glen Auldyn and between their neighbours without detriment to either. Consequently, it is hoped that the Planning Application will be approved.

---

*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/259-lezayre-land-between-glas-choille-dwelling/documents/1160739*