**Document:** Planning and Design Statement **Application:** 08/02160/B — Erection of a dwelling including garaging, ancillary accommodation and landscaping **Decision:** Permitted **Decision Date:** 2009-02-20 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/86571-braddan-plot-2-ballanard-new-build-dwelling/documents/1574547 --- # Planning and Design Statement ## Heritage Homes Ltd. Erection of Dwelling with Garaging and Ancillary Accommodation, Plot 2, Ballanard Woods, Ballanard Road, Douglas RECEIVED ON 20 NOV 2008 DEPT OF SOURCES, FEDERAL AND THE ENVIRONMENT Planning and Design Statement heritage homes Heritage Homes Ltd. Erection of Dwelling with Garaging and Ancillary Accommodation, Plot 2, Ballanard Woods, Ballanard Road, Douglas Planning and Design Statement 1. Detailed planning approval has been granted under PA 07/01917 for the layout of 21 residential plots, roads, sewers and open space on land to the west of Ballanard Road and between the residential areas of Highton Wood Hill and The Castleward Green. Seventeen of the plots are within an area which is designated for Low Density Housing in Parkland (LDHP) by the Douglas Local Plan; Planning Circular 8/89 "Low Density Housing in Parkland" carries a requirement for each new dwelling to be substantial, well designed and finished and set within at least 1 acre of its own grounds. They must also be sited so as to "sit comfortably and naturally" in a landscaped setting which acknowledges existing ground contours and trees. 2. Plot 2 is adjacent to Ballanard Road and immediately to the south of the entrance to the estate. It has an area of just over an acre, and is set below Ballanard Road with levels generally falling from east to west. The farm buildings which previously occupied this part of the overall site were accessed by way of a gated entrance directly from Ballanard Road, which is to be removed and replaced by a new boundary wall. 3. The plot contains a number of mature trees within its boundary, which as indicated on the landscaping plan which forms part of this application will form the basis of the landscaping for the site and reduce the need to plant new trees. Drainage arrangements for the overall development have already been approved under PA 07/01917, in this instance the dwelling on Plot 2 will be connected to the mains foul sewer and surface water will be discharged to a watercourse within the overall site. 4. Plot 2 is partly within an area which is designated for LDHP and partly within an area of Predominantly Residential use. Nonetheless the plot has been approved on an LDHP basis and the proposed dwelling will, by virtue of the planning policy requirement for such dwellings to be substantial and set within 20 NOV 2002 plots of at least an acre, be intended to address demand at the upper end of the housing market. This is reflected in the design of the property, which includes an appropriate level of garaging and ancillary staff/guest accommodation positioned below the level of Ballanard Road and behind the stone boundary wall approved under PA 07/01917. The existing dwellings of Ballanard Road and The Castleward Green provide the most relevant immediate context in terms of architectural style and dwelling appearance, and present a varied mix of styles with no predominant or even noticeable theme. Nonetheless consideration of the dwelling's appearance has obviously formed an integral part of the comprehensive design process which has been undertaken and which, in our view, has produced an entirely appropriate design for a dwelling and site of this nature. Further details of the design concept are attached at Appendix 1. Appendix 1 Design Concept Plot 2 - Ballanard Woods. The planning zoning being that of "parkland development" has led the design of all the properties in the development, plot 2 being no exception. The overall site topography has also played a major part, particularly due to its proximity (directly adjacent) to Ballanard road, and the level changes present. Plot 2 is set lower than the road adjacent and the main entrance, but higher than plot 3 to the west. This has assisted in retaining the far reaching views enjoyed from plot 2 and the main development approach. The design of the house on plot 2 is considered to be substantial in its accommodation provision, consummate with the requirement at this end of the housing sector. The approach to the property is to be from a secure gated entrance, which is sympathetic to the existing mature trees that are to be retained. The drive opens out to an impressive entrance courtyard area, leading to the main entrance portico to the house. Across a courtyard, facing the house is the garaging for 4 vehicles (where the plot bounds the over-all site along Ballanard road). It is proposed that the new stone faced (to Ballanard road) wall is a retaining structure allowing the outbuilding to be set partially underground. This maintains the roof level (at first floor) to be similar to the height of the existing buildings along this boundary. The plan arrangement of the house is open and grand in the first instance including a feature staircase and gallery at first floor. A major architectural feature that is evident is tall, large windows and doors, providing light and versatile spaces. The use of numerous double doors leading to terrace and paved areas creates a dialogue between internal and external spaces allowing the house to flow in its use. These tall windows and doors are to be high quality hardwood utilising glazing bars with smaller panes, a Georgian influence. External terracing as mentioned is to be provided to aid the external landscaping, which will allow for the current site topography to be sympathetically remodelled, adding value to the external spaces. The external envelope is to be of facing brickwork, in buff / yellow mix, with sandstone coloured features in the form of string-course banding, window surround and cills. Ballanard - Georgian Influences ![A collage of architectural photographs and renderings showcasing various large detached houses and interior features.](https://images.planningportal.im/2008/11/478607.jpg) --- *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/86571-braddan-plot-2-ballanard-new-build-dwelling/documents/1574547*