**Document:** Planning Justification Statement **Application:** 15/00189/B — Erection of four detached dwellings (comprising amendments to PA 13/91392/B) **Decision:** Permitted **Decision Date:** 2015-03-25 **Parish:** Arbory **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/5726-arbory-plots-74-75-76a-dwelling/documents/1299663 --- # Planning Justification Statement Department of Planning Department of Infrastructure Murray House Mount Havelock Douglas Isle of Man IM1 2SF 19th January 2015 Dear Sir / Madam, Re: Proposed replacement of one large dwelling on plot 38 (previously approved by PA13/91392/B), with two smaller dwellings including small adjustments to plot boundaries to accommodate this, Cronk Cullyn, Colby The following information is provided in support of this detailed planning application. ### Application Site And Planning History The proposed site is part of an overall larger site which was granted planning permission for 60 dwellings (Cronk Cullyn - PA13/91392/B) including 18 affordable units, 3 of which are in lieu of provisions for our Ballakillowey site (PA13/91367/B). The proposed site is an area occupied by Plots 38, 39 & 40 of the extant planning approval. The plot numbers in brackets are those used in the extant planning approval. AS APPROVED SITE PLAN Planning approval was recently granted for PA14/01429/B which involved the replacement of two large dwellings with 3 smaller dwellings and a MEA sub-station. This planning approval effectively increased the overall number of dwellings on this development to 61 dwellings, 18 of which are to be affordable units. Page 2 of 6 ![A site plan illustrating the layout of a housing development, highlighting specific plots with red outlines and labels.](https://images.planningportal.im/2015/02/92412.jpg) ## The Proposed Works The proposed works are made up of the following elements; 1. Replacement of the large dwelling (5 bed) on Plot 38 with two smaller, 4 bed, dwellings to be numbered plots 76A & 6B 2. To facilitate the change in dwelling type and numbers, the boundary lines of Plot 39 & 40 will need to be adjusted south by approximately 1 metre. ![A site plan showing a housing development with labeled plots and a red boundary line highlighting a specific section of four plots.](https://images.planningportal.im/2015/02/92413.jpg) PROPOSED SITE PLAN ## Reasons for proposed change ![Architectural elevation drawing showing four detached two-storey houses with garages and landscaping.](https://images.planningportal.im/2015/02/92414.jpg) All the 4 bed dwellings approved by PA13/91392/B have been sold ‘off plan’ and we have a waiting list of potential purchasers in the event that some of the 4 bed purchases do not complete. Conversely, there is currently lower demand for the larger 6 bed properties. This demand pattern for different sized properties could not have been predicted during the design of the overall site and as the affected dwellings have yet to be built, we believe it would be sensible to propose these changes to address the demand. The proposed changes will result in the following; - Existing 1 no. 5 bed dwellings (Total floor area = 285.5sqm) - Proposed 2 no. 4 bed dwellings (Total floor area 2x136.6 = 273.2sqm) The proposed dwellings would have a combine floor area less than the approved single dwelling. ## Design The following illustrates the currently approved and proposed street elevation. The style and finishes of the proposed houses are similar to those already approved for the site. Due to their smaller foot print, the proposed houses will not be as tall and will be less imposing than the approved; ![Architectural elevation drawing depicting a row of proposed detached houses with garages and landscaping.](https://images.planningportal.im/2015/02/92415.jpg) AS APPROVED STREET ELEVATION PROPOSED STREET ELEVATION Page 4 of 6 ## Affordable Homes If this planning application is approved, it will result in an overall development of 62 dwellings, 18 of which are to be affordable units, 15 for this site and 3 in lieu of provisions for Ballakillowey. The Isle of Man Strategic Plan states that 25% of dwellings should normally be provided as affordable units. We believe the additional single unit now being proposed should not impact on the overall provision of affordable units for this site, beyond that already approved by PA13/91392/B. To demonstrate this, the following are alternative methods of calculating affordable unit number for this site; 1. Extant planning approval, PA01/02111, granted planning approval for 18 dwellings on this site. This approval was granted prior to the adoption of the Isle of Man Strategic Plan and was commenced. Therefore, it would be reasonable to deduct the 18 plots from the 62 (60 + 1 + 1) to calculate the affordable units to be provided (netting off), which would result in 11 affordable units ((62 - 18) x 25% = 11 units) being required. 15 affordable will be provided. 2. The overall existing site contains 4 properties which are being removed as part of this development; Meadowfield, Sea View, Ballacarmick and Croit Veg. Therefore, it would be reasonable to suggest that 4 of the 62 (60 + 1 + 1) new dwellings are 'replacement dwellings' which means the calculation for affordable units could be based on 58 dwellings resulting in 14.5 units being required. 15 affordable will be provided. 3. 3 of the 62 (60 + 1 + 1) units being provided are affordable units for the Ballakillowey site. Therefore it would be reasonable to calculate the affordable units based on 25% of 59 units which would result in 14.75 units. 15 affordable will be provided. From the three alternative methods of calculating the number of affordable units above, or using combinations of these, it can be seen that the increase from the original 60 dwelling to the new total of 62 dwellings, should not alter the required number of units to be provided on the overall site. ## Summary There is a high demand for 4 bed homes as these are sought by families looking to move out of first time 2 or 3 bed properties, as their family grow. By changing one large dwelling to two smaller properties, this will provide one more family home, to meet the demand on the island and make the best use of available resources. The requirement to provide affordable homes on this site will remain unaltered by the provision of the proposed additional unit. Page 5 of 6 We trust that this information is of use in the determination of this planning application but should you have any questions, please do not hesitate to contact the writer. Yours faithfully, George L For and on behalf of Hartford Homes Page 6 of 6 --- *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/5726-arbory-plots-74-75-76a-dwelling/documents/1299663*