**Document:** Planning Justification Statement **Application:** 12/00533/B — Erection of dwelling with garage **Decision:** Permitted **Decision Date:** 2012-05-30 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/2666-braddan-plot-23-new-build-garage/documents/1270377 --- # Planning Justification Statement ![An aerial view of a residential area with colored boundary lines overlaid to indicate specific land parcels or development sites.](https://images.planningportal.im/2012/04/7147487.jpg) ### Proposal The proposal comprises a detached dwelling with garage that respects the character of the area in terms of scale, simple form and design. The proposal utilises render and man made slate, materials that match the surrounding dwellings. The site is located within a predominately residential area, terminating a row of existing houses, the last remaining plot on this development. The apparent size of the plot is considerably improved by the surrounding green communal land. The characteristic un-fenced front and side gardens evident in the surrounding area allows the proposal the benefit of additional open green space to sit in. The site and dwelling is positioned to the north of the nearest property, thereby mitigating any potential impact on its neighbour in terms of available daylight. The amenity of the adjacent neighbour is further maintained by complying with the 45 degree code, which although not policy in the Isle of Man, has been taken as a guiding UK standard. The frontage of the dwelling is positioned in relation to the building line further down Lake Drive (28-30) ### Relevant Policies IoM Strategic Plan 2007 - Strategic Objective 3.2: resources - Strategic Objective 3.3: environment - General Policy 2: Development within land-use zones - Housing Policy 4: distribution of housing - Housing Policy 6: new housing in existing settlements The proposal satisfies the many requirements of GP2, satisfies HP4 by virtue of its location and HP6 in its compliance with the requirements of GP2 ### Sustainable Development The architect, developer and builder for this scheme consider energy use in housing to be a primary consideration. To this end, this scheme is planned to incorporate principles and elements of PASSIVHAUS construction. Although the nature of the site is specifically not suitable for a PASSIVHAUS development, this new dwelling is planned to be highly insulated and air-tight in order to significantly reduce the energy consumption, once occupied. The requirements of the current building regulations will be significantly exceeded in this regard. ### Transport The site is located close to existing facilities and routes. The proposal is within a 20 mph speed limit zone, the required 23 metre visibility delays being available in each direction. The plot was purchased with an external communal car parking allowance for two cars. The proposal also includes a new single garage, accessed over a strip of common land; the right to undertake this being enshrined in the deeds for plot 23 (attached). A 5.5m parking area is proposed within the boundary of the plot in front of the proposed garage. ### Drainage A public sewer skirts the southern boundary of the plot. The proposal is located 3 meters distant from it. ![A photograph showing a row of white, single-story houses or cottages situated along a road with parked vehicles and trees in the background.](https://images.planningportal.im/2012/04/7147488.jpg) ### Planning History Planning approval was originally granted on this site for a single dwelling. Approval was subsequently granted to enable this to be built as a local shop. This opportunity has never been taken up despite the plot remaining on the open market up until late 2011. Subsequent applications have been made for semi-detached and detached dwellings on the site and refused on the grounds that a demand existed for a shop to service the remainder of the estate. The last of these applications was determined in 2002, some ten years ago. At no time before or since has the site been purchased to take advantage of a commercial opportunity to provide a shop or Post Office. It must be understood, therefore, that ample opportunity has arisen for such an operation to be taken up. The fact that this has not been taken up offers evidence that such a facility is no longer required. ### Residents' Association The development of plot 23 as a single dwelling has the support of the local residents association. A draft of the current proposals have been shown to the directors of Murray's Lake Owners Limited and we have received a letter in support of the application in response (copy enclosed). It is worth noting that the development of plot 23, the last undeveloped plot on the estate, will release funds from the estate management company for much needed upkeep and maintenance of the estate's road system. ### Commercial Availability Plot 23 was originally marketed by the estate's developer in 1998 as being available for sale 'destined as a village shop' and was more recently available for sale on the open market through a local estage agent. The plot was actively marketed by the agent in their printed brochures and on their website for a period in excess of 12 months prior to being purchased by the current owner. The marketing information clearly described the plot as being for use as a 'Convenience Style' shop, stating that planning approval had been obtained for a 'neighbourhood retail convenience store'. It is the agent's view that this was sufficient for any prospective shop operator to purchase the plot for use as a local shop. This opportunity has not been taken up. The agent also expressed the opinion that given the location of the plot (lacks a main road position and would be a stand-alone unit in an otherwise residential area) and the 'current climate' as regards available finance options, it is not surprising that there would be limited demand for the site for commercial purposes. 02 APRIL 2011 PLANNING APPLICATION ### Planning statement So we enter from this drawing. (A) Interscale chart is created on the plot by commencing every day. Standard data based on the table and the green structure of the plot are used to obtain the values necessary to the project location in listing. --- *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/2666-braddan-plot-23-new-build-garage/documents/1270377*