**Document:** Applicant Amendment Statement **Application:** 16/00586/A — Approval in principle for the erection of a detached dwelling **Decision:** Refused **Decision Date:** 2019-04-03 **Parish:** Lezayre **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/29877-lezayre-fasque-andreas-road-dwelling-outline/documents/1332041 --- # Applicant Amendment Statement Dear Sarah, Please find attached some updated drawings for The Fasque Application 16/00586/A as required. Please also find below a brief statement of points to clarify the main points/issues with the proposal. ## Highways Access - The existing vehicular access to the site is poor. This was raised in the current application and also the past application in 2004. 2No. 3 m wide entrances are present that are right up to the highway. Whilst removed now, there also used to be high trees present along this boundary. All in all well below Highways standards. - The proposal now is to create 1No. Vehicular entrance from Andreas Rd as per the attached drawing. It would be approx 7 m wide (can be wider/narrower if deemed necessary) and the boundary treatment would be kept at a maximum of 1 metres high. - The 45 m visibility splays do partially encroach onto the neighbours land each side of the plot. This however we feel is a small compromise given the vast improvement that the new entrance will make to the site. - This entrance could comfortably be utilised by the existing and proposed dwelling to the site and not have any detrimental impact to the highways use. - All final design and requirements would be undertaken in strict accordance with the Highways Division instructions. ### Plot Size - The proposed plot size is 526 m 2 including dwelling. - The existing Fasque would keep 641 m 2 including dwelling. - Shared driveway makes up the remaining 107 m 2 . - Included is an A4 study of other properties and their plot size. It includes two existing dwellings nearby in Ramsey along Ormly Road and two other sites which have recently been given planning permission. - The two dwellings to Ormly Road have site areas of approximately 420 m 2 and 364 m 3 respectively. - The large estate phase 2 site at Royal Park. The plot 21 in question is directly behind Ormly Road. It has a site area of 333 m 2 . - One site formally housing the dwelling known as Balladoole has recently got planning permission for one detached dwelling and two semi detached dwellings. The detached dwelling has a site area of 376 m 2 approximately. - The semi detached dwellings are based on a site area of 448 m 2 approximately giving each dwelling an area of 224 m 2 . - It is felt that this makes clear that both the proposed site area of 526 m 2 and the remaining site area of 501 m 2 to The Fasque are more than sufficient for amenity and does not reduce down to an unpleasant level. ## Amenity for Fasque - The Fasque Bungalow has a floor area of approximately 170m² including the garage. - It is a 2 bedroom dwelling which would comfortably serve 3 persons. - The garden space to the rear and side is approximately 331m² equating to 110m² + of amenity space per person in household. ## Amenity for New Plot - The proposed dwelling has a floor area of 158m² over two floors. The ground floor level is 105m². - It is a 3 bedroom dwelling with garage serving 4 persons. - The garden space to the rear and side is approximately 320m² equating to 80m² + of amenity space per person in household. ## Proposed Design - An indicative design has been included for the bungalow. It is proposed to be a 1.5 storey bungalow thus keeping the ridge height to a minimum and also to respect the height of The Fasque. ## Trees - The applicant within the last two months has received permission from the Forestry Division to remove all trees on The Fasque site. They are Lleylandii and are deemed to have no purpose or value. - The majority of these trees have been removed and it has vastly increased the visual look of the site. - Some have been kept to each boundary and it is proposed to plant some additional shrubs/trees in certain areas of the site to make more aesthetically pleasing. ## Outlook - The outlook from the proposed dwelling would be very positive and pleasing especially to the rear overlooking the fields behind the site. ## Overlooking/Overbearing - The proposed dwelling is nearly 20m away from St Bridget's. - The bungalow design limits the height impact. - St Bridget's garage is situated between the dwellings which would limit any potential overlooking. - The orientation and lack of windows at a high level to the gable ends also minimises risk of overlooking. - The proposed bungalow is approximately 10m from the dividing boundary to St Bridget's. - It is felt that no additional noise would impact St Bridget's from the proposed dwelling given the distance. between the dwellings. - Close boarded timber fencing is situated along the boundary to approx $1.8 \mathrm{~m} / 2 \mathrm{~m}$. ## Area Diagram Showing Area Of Proposed Fasque And Certain Existing And Proposed Dwellings In Nearby Vicinity. ### Additional #### Proposed Dwelling Site At Fasque. 526M2 #### Detached Dwelling Site Area At Balladoole Site 376M2. Approved #### Detached Dwelling Site Area 2 Along Ormly Road 420M2. #### Detached Dwelling Site Area Along Ormly Road 364M2. #### Proposed Dwelling Site Area Plot 21 At Royal Park Phase 2, Ramsey. 333M2 Approved #### 2No. SEMI DETACHED DWELLINGS SITE AREA AT BALLADOOLE SITE 448M2. 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/29877-lezayre-fasque-andreas-road-dwelling-outline/documents/1332041*