**Document:** Planning Statement **Application:** 16/01271/A — Approval in principle for erection of new dwelling including remodelling of existing vehicular access **Decision:** Permitted **Decision Date:** 2017-04-25 **Parish:** Lezayre **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/22557-lezayre-herondale-main-road-glen-maye-dwelling-outline/documents/1325301 --- # Planning Statement ## Planning Statement ### Introduction Herondale is a large plot of approximately 1.1 acres (0.45 hectares) within the small rural settlement of Glen Maye on the A27 south of Peel. This is an outline planning application to propose the remodeling of the current vehicular entrance; the development of a portion of the garden with a single dwelling, garage, and associated services; plus the removal of 12 number trees and 1 small group. This application is the result of the re-emergence of Japanese knotweed on the site after a number of years, the proposed treatment of the knotweed by physical removal (under a separate planning application) and consequent removal of 6 trees. A further 6 trees and 1 small group being removed for other reasons - see below. ### Relevant Planning Policy + Status This modest proposal is in line with the general thrust of the Strategic Plan (2016) Strategic Policy 1 noting that: *"Development should make the best use of resources by (a) optimising the use of… under-used land… (b) ensuring efficient use of sites… (c) being located so as to utilise existing and planned infrastructure, facilities, and services."* Herondale and its curtilage are just such a site. The site lies within an area of High Landscape Value and Scenic Significance in the Town and Country Planning (Development Plan Order) 1982. The site would appear to be outside the designated residential area. There have, however, been a number of changes to Glen Maye since the 1982 Development Plan and a number of dwellings have been approved and built since its adoption outside the designated residential area. Herondale and its curtilage are clearly within the main envelope of the village as it exists at present, being part of a small development within a structured domestic setting with specimen planting and mature trees providing screening at the boundaries and separation from the landscape beyond. An outline planning approval for a detached dwelling with garaging (00/010/00/A) was approved in 2001 and has subsequently expired. An outline planning approval for a detached dwelling with garaging and remodeling of the entrance (14/010/40/A) was approved in 2014. ### Proposal A self-contained section of the garden belonging to Herondale, the site is a sustainable plot, close to main bus routes and services. The gently sloping south facing site is bounded on its southern edge by the Glen Maye river. It lies approximately 3 metres below the level of the main road and level with a largely screened, public footpath on the opposite river bank. The site benefits from good screening on its remaining boundaries. Japanese knotweed, an invasive plant and one which it is an offense to plant or grow in the wild, has recently re-emerged on the site. This is after a period of dormancy of 4 years and having been treated by herbicides, recommended by DEPA, for a period of approximately 20 years. In order to eradicate the knotweed with immediate effect, it is now proposed to physically remove the knotweed and infested soil, screen and place the processed soil back behind gation baskets, the subject of a separate planning application. The eradication of knotweed will protect the biodiversity of the wider river system and, importantly, be of long-term benefit to the Glen Maye Area of Special Scientific Interest, a short distance downstream from the site where knotweed has been controlled. This will, however, result in the loss of 6 trees, all category C. In addition to those trees removed to facilitate the removal of knotweed a further 6 trees (1.2 12 trees, and 1 small group in total) are to be removed. Two category C trees need to be removed for the remodeling of the entrance to occur (approved under 14/010/40/A) and four trees plus one small group, all category U are in poor health. The majority of tree cover will be retained, ensuring any visual impact from the road or public foot path is minimal. In mitigation for the loss of trees, the introduction of 5 native Rowan trees at the east end of the site is proposed. This will improve both the visual amenity and wildlife of the area. Reference should be made to the attached tree survey and report by Marie Roots. An indicative site layout is shown illustrating the proposals relationship to the river, in line with Environmental Policy 7 (Strategic Plan 2007). The size of the plot retained for Herondale and that for the proposed dwelling is in keeping with Glen Maye. ### Consultations In order to ascertain the constraints on the site and develop an acceptable proposal, consultations were undertaken with a number of bodies and the proposal agreed. ### Department of Infrastructure + Highways A remodeled vehicular access is proposed to improve on the existing entrance. The current situation serves two dwellings and the visibility splay is approximately 15 metres to the north-west and 21 metres to the south-east. We propose to remove the leylandi and holly bush to the south-east and, with the agreement of the neighbour at Anchorage, reduce or remove the fuschia hedge to the north-west. We also propose to widen the access road at the entrance. This will improve the visibility splays to 57 metres north-west and 70 metres south-east. An existing pedestrian footpath links the site to the remainder of the village. ### Department of Infrastructure + Drainage The scheme proposes that storm water will be drained to the river. Given the small volume of flow, attenuation is not necessary. A loose stone driveway is proposed to reduce direct run-off to the river. Foul drainage will be into an underground proprietary foul drainage package treatment plant discharging into the river under license. Both will be located close to the entrance of the site for ease of access and maintenance. ### Department of Environment, Food and Agriculture + Forestry Ensuring the dominant landscape characteristic prevails, the majority of the trees will be retained, particularly along the site boundaries. Twelve trees and one small group, however, will require removal in order to improve traffic visibility splays; eradicate Japanese knotweed and due to poor health as previously noted. Reference should be made to the attached tree survey; impact assessment; tree protection plan and mitigation measures in terms of replanting of trees at the east end of the site. ### Marie Utilities BB Consulting have undertaken a flood risk assessment (statement and calculations attached) and ascertained that there is no risk of flooding to the site. --- *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/22557-lezayre-herondale-main-road-glen-maye-dwelling-outline/documents/1325301*