**Document:** Hartford Homes Planning Statement
**Application:** 19/01396/B — Erection of seven detached dwellings with integral garages including access roads, drainage and landscaping
**Decision:** Permitted
**Decision Date:** 2020-07-29
**Parish:** Marown
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/12478-marown-ballagarey-nurseries-greeba-avenue-glen-dwelling/documents/1174922

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# Hartford Homes Planning Statement

Department of Planning

DEFA

Murray House

Mount Havelock

Douglas

Isle of Man

IM1 2SF

4th December 2019.

1901396

Dear Sir / Madam,

Re: Detailed planning application for proposed development of the former Ballagarey Nursey and Field adjacent to Greeba Avenue, including part of the garden to 7 Greeba Avenue 'Sunhill', consisting of 7 dwellings, including associated on-site infrastructure and landscaping works, and offsite highway upgrade works, Glen Vine, Isle of Man.

Please find enclosed a planning application for the above.

The following information is provided in support of this planning application and should be read with the application package, including the following documents:

- Highway Statement produced by iTransport
- Tree Survey produced by Manx Roots

1. EXECUTIVE SUMMARY

The site is suitable for residential development and the proposals will make the best use of the site. The proposed site can be linked with the previously approved Ballabeg site and will provide an

alternative access for residents of Ballabeg during TT, as well as providing a more direct pedestrian and cycle access for existing residents of Greeba Avenue onto the A1 Peel Road.

## 2. The Site

The proposed site is the former Ballagarey Nursery site and adjacent field, located in Glen Vine. The site is bounded by existing residential development on all sides and has a common boundary with the Ballabeg site in the north west corner.

The proposed site has been assessed for the potential for development through the Area Plan for the East process, site MH023. A 'Site Assessment Report' was produced by Isle of Man Government for this site, dated November 2016, which provides the following;

- Current designation: Part of the site forms an area previously identified as Proposed 'Area of Predominantly Residential Use' on the IOM Development Plan and part of the site is within existing residential (the garden to Sunhill).
- Current use: Grazing, residential garden and brownfield land
- Proposed use: Predominantly residential land - up to 35 dwellings, based upon a presumed density of up to 35 dwellings per hectare. Possibly mixed use, including perhaps local services (a shop), but heavily dependent on viability and need.
- Planning History: Application 87/04298/B - Erection of a greenhouse, Ballagarey Nurseries, Greeba Avenue, Glen Vine, Marown. Ballagarey Nurseries, Greeba Avenue, Glen Vine, Marown. Permitted on Review Jan 1994.

Planning history on No. 7 Greeba Avenue (Sunhill)
Application 88/04356/B Extension to provide kitchen, bedroom and bathroom, Sunhill, Greeba Avenue, Ballagarey, Glen Vine, Marown Sunhill, Greeba Avenue, Ballagarey, Glen Vine, Marown MAROWN 28 Feb 1989

Application 90/04052/B Alterations to garage, Sunhill, Greeba Avenue, Ballagarey, Marown. Sunhill, Greeba Avenue, Ballagarey, Marown.

- The site is located within a settlement as identified in the Isle of Man Strategic Plan 2016.
- Relatively flat topography.
- Site includes shed, hard standing and greenhouses.
- Residential uses on all sides. Houses look outwards from the site - rear of houses so do not significantly overlook the site.
- Majority of site is Greenfield, but with brownfield / PDL elements in parts.
- Access to the site from Greeba Avenue. Secondary access from Peel Road but via third party land so not assumed for the purposes of this assessment.
- Trees on perimeter of the site, but able to be retained within future development.
- The site is located within an existing residential area. The proposed development of residential dwellings on this site is therefore considered to be compatible with the adjacent land uses.
- The site proposes access through an existing residential plot onto Greeba Avenue. The site will therefore not require a new access to a Primary or District link. Due to the proposed number of dwellings, development is likely to result in an increase in the volume of traffic movements along Greeba Avenue, although this is not deemed to be 'significant' in nature.
- The site would not result in the loss of open space in an area well-served by open space.
- Site is within residential area (rear of existing properties).

- Views from the rear of existing residential properties so considered to be no impact. Considered could enhance the views with elements of the site in relatively poor repair.
- The site is not within or adjoining any designated sites. As a greenfield site it has potential for ecological interest, which should be explored as part of any future development proposals, however as managed grassland with limited on-site vegetation there is unlikely to be any nature conservation interest which would prevent development in principle.
- There are no registered buildings on this site or the adjacent land. Further it is not within or adjacent to a conservation area. Therefore, development of this site will have no adverse effect on the historic built environment.
- There are no Ancient Monuments on this site or on the adjacent land, however the land is previously undeveloped and no evidence has been presented to demonstrate that archaeological potential has been investigated and ruled out. On this basis there is potential for archaeological interest on the site.
- There are no registered trees or registered tree areas on the site or adjacent to the site.
- The site is classified as Class 3 land. Therefore, development would result in the loss of moderate quality agricultural land.
- The site is a Greenfield site located inside of the settlement boundary and outside of both of the flood zones.
- Considering the site is wholly greenfield land, it is judged to be unlikely that there is any contamination on site or any hazards present which may impede on development.

The following shows the full extent of Site MH023;

The proposed site excludes the small area of land directly behind No. 3 & No.5 Greeba Avenue. This small parcel of land will remain in the ownership of Ballagarey House & Bungalow, who have a common boundary with the land.

#### 3. Principle Of Development Of The Site

The Draft Area Plan for the East proposed **MH023** to be designated as a Strategic Reserve site, with the following Recommendation (Site assessment Report, Final Summary):

> 'Evidence Paper DP EP 5 Household Size and Population Projections Paper (Update to review housing need, June 2019) identifies a lower housing need than originally planned for in the Draft Area Plan. Evidence Paper PIP 2 - Impact on the highway network of the Draft Area Plan for the East identifies that the Draft Plan will have a material impact on highway network performance and bus journey reliability. Such an impact may be reduced by

![A site location map highlighting a specific plot of land with a red boundary line, situated near Glen Vine and Ballacry Road.](https://images.planningportal.im/2019/12/142536.jpg)

mitigation measures but there needs to be further assessment and monitoring to identify when this is at a level which may support the release of the Strategic Reserve sites (outside of the ATIP area) on traffic grounds. Given the strain on the main arterial routes when delivering the housing need, priority has been given to sites where active travel can realistically be delivered.

As the site is not within the Active Travel Investment Plan's 2.5 Mile radius of Central Douglas in the active travel investment plan area, it is recommended that the site be held as a Strategic Reserve until the need is evident and the impact on the supporting infrastructure is within acceptable limits. This site shall only be released in line with a defined methodology for this category of Strategic Reserve (i.e. a Strategic Reserve outside the ATIP area).'

However, during the Public Inquiry session into the Area Plan, held on the 20th September 2019, when sites in Glen Vine were discussed, the inspector questioned why this site was only identified as a reserve site, given its relatively small size and obvious suitability for residential development. The inspector went on to suggest whether the site could be 'washed over' in the final plan, which would formalise its zoning as a residential site. The Cabinet Office were in agreement with this suggestion.

For completeness, iTransport have dealt with the highway implications of this proposed development within their TA report.

The Area Plan for the East is currently awaiting the independent inspector's report to be submitted, with an anticipated adoption of the final Area Plan, by Tynwald, sometime in 2020. The Area Plan for the East will cover Glen Vine, but until its eventual adoption, the current designation of the site is covered by The Isle of Man Planning Scheme (Development Plan) Order 1982.

The site is currently identified as 'Area of Predominantly Residential Use' on the IOM Development Plan, and part of the site is within existing residential (the garden to Sunhill).

The site is also located within an existing residential area and within a settlement as identified in the Isle of Man Strategic Plan 2016.

The proposed development of residential dwellings on this site is therefore considered to be compatible with the adjacent land uses. The development would be compliant with present zoning and it is envisaged that although this application would likely be determined before the outcome of

the Area Plan is known, the land use designation (residential) is not likely to changed and therefore there would be no material impact or detriment to the Area Plan for the East.

## 4. Proposed Development

![A site plan showing the proposed layout for seven new detached dwellings, including access roads, landscaping, and the red site boundary.](https://images.planningportal.im/2019/12/142537.jpg)

The proposed development will involve the construction of 7 dwellings and associated infrastructure and landscaping. A new access will be formed using the existing nursery access off Greeba Avenue, but widened by using part of the garden of No7, Sunhill, to accord with Manx Manual for Roads.

On entering the site, the access road will run west and then turn north west to run parallel to the south western boundary. 3no. properties will be served south west of the access road and 4 properties to the north east of the road.

Access will be maintained for No. 5 Greeba Avenue and provision for a new access will be made available to serve existing properties adjacent to the south east boundary.

The proposed site overlaps the Ballabeg site along their common boundary, towards the north west of the proposed site. This overlap allows the proposed access road to connect with the site road already approved for the Ballabeg site. This joining of the two access roads will provide vehicular access to the Ballabeg properties when the A1 Peel Road is closed, for example during TT. The connected site access roads will also provide a more direct pedestrian and cycle route from the existing houses in the Greeba Avenue area, down to the Peel Road, with access from there to local services and public transport.

All 7 proposed dwellings will be detached and two storeys in height. The houses will have pitched roofs and wall finishes utilising painted render and natural stone, similar to those previously approved for Ballabeg. The use of 4 different house types for the 7 dwellings, and the use of different external wall finishes, will add interest to the street view.

The proposed development density is similar to the surrounding area.

All properties will be provided with 2no. off road car parking spaces and good-sized gardens. Structure planting will be provided as part of the development, to provide visual amenity and all areas of landscaping will be assigned to specific properties, to ensure external spaces are maintained.

The proposed dwellings have been positioned to maintain the privacy of existing properties. A minimum face to face separation distance of at least 20m will be provided between existing and proposed properties, but generally separation distances are significantly greater.

Page 8 of 13

## 5. Landscaping

The narrow linear shape of the site and the need to provide a safe access from Greeba Avenue, will necessitate the removal of a number of trees (all Category C or below), to facilitate the proposed development.

An Aboricultural Impact Assessment has been produced by Manx Roots and is submitted as part of this planning application. The AIA, identifies trees and groups of trees which will be retained and which ones will be removed to allow the proposed development to proceed.

Manx Roots have also provided advice on the protection of existing trees during the construction stage of the project. Full tree protection will take place as per normal and a tree protection plan forms part of this application.

The proposed development includes the planting of a large number of new trees and shrubs, to soften the streetscape, as detailed on the proposed landscape plan, including a highly landscaped access from Greeba Avenue. Existing site boundary planting will be retained where possible, tidied up and reinforced with additional planting, to provide mutual privacy between proposed and existing properties.

Approximately 40 new trees are being proposed to be planted as part of the development, and together with the extensive additional hedgerow and ornamental shrub planting, will more than offset the trees being lost. Also, the native plant species being proposed will establish well, and obtain a mature appearance in a short time period.

Manx Roots have confirmed that the proposed landscaping proposals will 'mitigate the trees being lost'. Additionally, future property owners are likely to plant additional tree and shrubs within their own gardens, which will add to the ecological variety of the site.

Roads and driveways will be formed in contrasting colour block paviors and the modular scale of the paviors will help provide a residential setting for the development.

## 6. Site Access

iTransport have assessed the proposed scheme and their report is included as part of the planning application package. They conclude that the proposals are fully compliant with all design requirements set out in MFMR etc

The site access will be from Greeba Avenue and will correspond to the access previously serving Ballagarey Nursey, but widened by utilising some land from the property known as Sunhill (also owned by the current landowner), to achieve the required junction visibility splay. The proposed access has been designed in accordance with Manx Manual for Roads and all relevant design guides. It is proposed that the site road will be adopted by the Highways Department.

As previously mentioned, the development of this site will also provide the opportunity to give an alternative access to the 7 properties in 'Ballabeg', which will be beneficial during TT fortnight and during the Festival of Motorcycling when the A1 is closed.

Whilst the proposed development will provide a direct vehicular link between Greeba Avenue and the A1, we do not believe this will become a short cut for vehicles, for a number of reasons;

- The existing highway provides a more direct, and potentially faster route to the A1
- The proposed onsite road will be a shared surface, constructed in block paviors, which will naturally slow vehicles down, and therefore will put off anyone looking for a short cut
- There are 2 'speed tables' proposed for the site, which vehicles will need to slow down for

The above measures are intended to reduce vehicles speeds traveling through the proposed development and as a result, this will eliminate any time advantage, meaning that they are less likely to use this route as a shortcut.

### 7. Site Servicing

Both storm and foul water drainage connections are possible through the northern end of the site, through the Ballabeg development and connecting into sewers recently installed, which connect in to those located on the A1 road. Indicative drainage routes are included within the application package.

The proposed site is surrounded by existing residential development and all utility services are available to serve the proposed site.

## 8. Affordable Housing

The Isle of Man Strategic Plan, Housing Policy 5, states;
'In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that  of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more.'

The development proposes 7 dwellings, which achieves a similar density to the existing properties in the area. Therefore, there is no requirement to provide affordable homes as part of these proposals.

### 9. Public Open Space

The requirement for the provision of open space is set out in Appendix 6 of the Isle of Man Strategic Plan 2016. Para A.6.1.2 of appendix 6, states;
'It is not considered feasible to request smaller residential developments to make provision for open space either through on-site provision or by way of a commuted sum payment. Therefore, planning applications for the development of ten dwellings and above will have to make provision for open space.'

The proposed development is for 7 properties, therefore there is no requirement for Public Open Space to be provided.

Whilst POS is not proposed to be provided, the development does include areas of amenity landscaping at the site entrance and along the access road. These areas will be assigned to specific properties to ensure they are suitably maintained.

All 7 proposed properties will include large front and rear gardens, offering ample play and amenity space.

The Site is within 1km of 2 areas of Public Open Space (Marown Memorial Playing Fields and Marown Primary School Playing Fields),

## 10. Sustainable Design

The following points are relevant to this application;

- The site is partially previously developed land, i.e. garden nursery with building structures
- The site is within 200 m of bus route 5 / 6 which runs along the A1 and has a peak time service every 30 mins.
- The site is close to local services; Marown Primary School, Marown Parish Church, Marown TV (shop) and the future convenience shop at Crosby, which should encourage walking, cycling and reduce car use.
- Marown Primary School can be reached on foot, on pavements, within 5 minutes.
- There is good access to the Heritage Trail from the proposed site. If connections are made through Ballabeg, the Heritage Trail can be reached via the A1 and then Glen Darragh Road and provides safe walking and cycle routes to the east to Douglas, and to the west to St Johns and Peel.
- The design makes the most efficient use of the land, in keeping with the existing development of the area
- The use of modern construction methods will achieve good thermal insulation levels, reducing energy use
- Low energy LED lights will be used throughout the development
- Efficient heating systems and controls, will be used
- Natural daylight into habitable rooms will be maximised to reduce artificial lighting.
- Water efficient sanitary appliances will be utilised throughout.
- Construction materials and labour will be sourced locally where possible, to reduce the carbon footprint of the development.

- Whilst some trees are lost to allow the development to proceed, this should be more than compensated for by the large number of native tress and shrubs being planted as part of this development.

## 11. Summary

The site is suitable for residential development and the proposed use is compliant with the present designation which is 'predominantly residential'. The proposals will make the best use of the site at a similar density to the adjacent development. The linking of the site with the previously approved 'Ballabeg' site will provide an alternative access for residents of Ballabeg, as well has providing a pedestrian or cycle route for existing residents of Greeba Avenue, onto the A1 Peel Road.

Overall, the proposed development will add much needed family homes for the East of the Island with the ability for these homes to be built relatively quickly, on land which is currently zoned, and also proposed to be zoned for residential development by the Area Plan for the East.

We trust the above and enclosed information provides sufficient information for this application to be considered but should you have any questions then please do not hesitate to contact our offices.

Yours faithfully

George Li

For and on behalf of Hartford Ltd.

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*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/12478-marown-ballagarey-nurseries-greeba-avenue-glen-dwelling/documents/1174922*