**Document:** Planning Statement Introduction **Application:** 14/01040/A — Approval in principle for erection of a dwelling addressing means of siting and access **Decision:** Permitted **Decision Date:** 2014-10-28 **Parish:** Lezayre **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/35223-lezayre-the-anchorage-dwelling/documents/1343116 --- # Planning Statement Introduction ## Introduction [Table omitted in markdown export] 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 remodelling of the current vehicular entrance and the development of a portion of the garden with a single dwelling plus garage and associated services. ## Relevant Planning Policy + Status This modest proposal is in line with the general thrust of the Strategic Plan (2007). 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 and separation from the landscape beyond. An outline planning approval for a detached dwelling with garaging (00/01090/A) was approved in 2001 and has subsequently expired ## 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. It is proposed that the majority of the trees are retained, ensuring any visual impact from the road or public foot path is minimal. 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 leylandii 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 70m 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 The majority of the trees will be retained. To accommodate the traffic visibility splay an australian holly bush and leylandii will require removal, along with the cutting back / removal of fuscia hedging. ## Manz 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. RECEIVED ON 03 SEP 2014 DEPARTMENT OF INFRASTRUCTURE 03 SEPTEMBER 2014 PLANNING ISSUE Planning Statement We will make their title dwelling. All provisions and the limitation (de plio) is commencing under this plans. Any change in the location shall affect given to the closing and final grant absences or rescues or due to the author immediately to the proper address in writing. [Table omitted in markdown export] --- *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/35223-lezayre-the-anchorage-dwelling/documents/1343116*