**Document:** Planning Statement Quines Hill Development **Application:** 09/01535/A — Approval in principle for the erection of four dwellings including the formation of new entrance and associated drainage works **Decision:** Refused **Decision Date:** 2009-11-06 **Parish:** Douglas **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/63894-douglas-part-of-field-no-522699-dwelling-outline/documents/1589359 --- # Planning Statement Quines Hill Development ## Construction Design Ltd Barry Murphy MCIAT Chartered Architectural Technologist "The Studio", Glenmore, Belmont Hill, Douglas, Isle of Man, IM1 4NX Tel: (01624) 623843 E-mail: info@cdl.co.im ## Planning Statement **Proposed Residential Development at** **Field No. 522699** **Quines Hill** **Braddan** **On Behalf of** **Hampton Court Settlement** Registered Office: "The Studio", Glenmore, Belmont Hill, Douglas, Isle of Man, IM1 4NX Managing Director: B. Murphy Company Reg. No. 098010C Vat Reg. No. 002 3028 48 The following is a planning statement to support a Planning in Principle application for the construction of 4 detached dwellings at Field No. 522699, Quines Hill, Braddan. ## The Site: The application site occupies an area of approximately 8400 sq.m. (2 acres) at Quines Hill on the Old Castletown Road, Braddan. The site is bounded to the south by the main Old Castletown Road giving a 114 meter road frontage, to the east by a lane serving existing dwellings and to the west by properties known as Sea Croft and Dub House. The applicant owns a further 19500 sq.m. ( 4.8 acres) area of adjacent land to the north of the application site. (Refer to Appendix A for Photographs of the Site). ### Planning History: The site was subject of a previous Planning Application in Principle P.A. 05/01890/A. This application was refused for the following reasons: 1. At present the land is not zoned for residential development and as such is contrary to well established planning policy based on the presumption against new build residential development in the countryside. Whilst the Planning Committee recognises that the application site is zoned for development within the emerging revision of the area plan the fact remains that this plan has not been considered by Tynwald and as such an approval for development on the site has to be judged to be premature until the area plan process has been exhausted. 2. Notwithstanding the first reason for refusal the planning application does not provide sufficient information regarding the means of foul sewage disposal from the site which is in an area not served by public mains sewage." ### The Application: The application is for Planning in Principle for the construction of 4 detached dwellings, creation of new entrance and associated drainage works. This application seeks to address the reasons for refusal of planning application P.A. 05/01890/A. The documents submitted as part of the application are listed as follows: Planning Application Form. Planning Application Check List. Planning Statement with appendices. Construction Design Ltd; Drawing ref: 622/010; Site Location Plan. Construction Design Ltd; Drawing ref: 622/011; Site Plan as proposed. Construction Design Ltd; Drawing ref: 622/012; Site Plan as proposed. Structural Engineers Services Ltd: Drawing ref: 900/100 rev A; Drainage Proposals. Structural Engineers Services Ltd: Drawing ref: 900/101; Drainage Proposals. IOM Ground Models; Drawing Ref: 0810Q / 01 rev A; Topographical / Tree Survey. The following documents are pertinent to the site and should be considered when reviewing this application: - Planning Circular 6/91 - Braddan Parish Plan - Planning Circular 2/92 - Revision of Development Plan - The Braddan Parish Plan - Issues & Options Written Statement - May 2000 - The Braddan Parish Plan - Modified Draft Written Statement - Feb 2003 - The Braddan Parish Plan - Modifications Document - Feb 2003 - The Braddan Parish Plan - Inspectors Report of Enquiry - June 2003 - The Isle of Man Strategic Plan 2007 The following Planning Applications are pertinent to the site and should be considered when reviewing this application: - P.A. 05/01890/A - Land at Quines Hill - Refused 6th December 2005 - P.A. 05/0244 - Land at Old Castletown Rd. - Approved 27th May 2007 - P.A. 05/01897 - Land at Old Castletown Rd. - Approved 14th December 2005 - P.A. 07/00756 - Land at Old Castletown Rd. - Approved 23rd August 2007 Response to reasons for refusal of P.A. 05/01890/A: Reason for refusal no. 1: Zoning: The site is not currently zoned for development, however, using existing planning documents & policies and the precedents set by other Planning Approvals in the immediate locality we believe the site is worthy of development as follows: **Planning Circular 6/91: Braddan Parish Plan: Policy 5.6:** referring directly to the site this document states: "It is recognised that there may be some scope for the consolidation of hamlets by a limited degree of infill and that detailed studies including the provision of services infrastructure should be initiated in order to determine the desirability or otherwise of such a policy. The areas which are proposed for examination are: ... v) Quines Hill ... no development will be permitted in such areas until the appropriate studies have been complete. These studies will indicate firstly whether any development should in fact occur and secondly if development is to occur then the manner in which it may occur will be firmly laid down by the Department ......" **Planning Circular 2/92: Revision of Development Plan: Interim Policy 13; states:** "In respect of those settlements which have been identified in Sector Plans and in the Braddan Local Plan as warranting further study additional dwellings may be permitted pending the completion of such studies where development would comply with the following criteria: (a) the development would not extend the settlement beyond its existing boundary with the countryside; (b) the development could be satisfactorily serviced by existing infrastructure and (c) it is self-evident that the proposed development would not prejudice the outcome of any study or Local Plan Process". The Braddan Parish Plan 2003: Whilst this plan was abandoned its recommendations and the Inspectors assessment of this specific site must be considered as relevant. The site was identified in the plan as proposed residential. The modification document February 2003 suggested the site to be suitable for up to five dwellings. A proposal to extend the boundary was rejected within the Inspectors report. We believe had the Braddan Plan proceeded this site would most certainly have allowed for a residential development. The Isle of Man Strategic Plan 2007: Housing Policy 4: The Isle of Man Strategic Plan 2007; states that "New housing will be located primarily within our existing towns and villages, or, where appropriate in sustainable urban extensions of these towns and villages where identified in adopted areas plans." ## Planning Precedence: We have identified planning applications in the immediate locality which must be considered as setting a precedent for approval. In Planning Application 05/0244 approval in principle was granted for the construction of a single dwelling. This approval stated that approval was granted "on the basis that it complies with the provision of the Braddan Local Plan 1991 together with Planning Circular 2/92". A reserved matters planning approval, P.A. 05/01897, was subsequently granted for that site on 14th December 2005. A detailed planning approval, 07/00756, was granted for a second dwelling adjacent to the dwelling referred to above. The Planning Officers report of that application recommended approval of the application by virtue of its location adjacent to the previously approved dwelling and its compliance with Circular 2/92 and Housing Policy 4 of the Isle of Man Strategic Plan. To conclude the Braddan Plan must be considered as a suitable "study" which shows the site as being suitable for development as required in Planning Circular 2/92: Revision of Development Plan: Interim Policy 13. Other planning approvals have set a precedent for this development by referring directly to Circular 2/92 and Housing Policy 4 of the Isle of Man Strategic Plan. ### Reason for refusal no. 2: Drainage: As part of this application a drainage study has been undertaken. This drainage design was presented to the Department of Transport Drainage Division and Dept of Local Government and the Environment. A copy of the drainage study and the responses for both departments are attached to this statement together with comments received from both Departments (Refer to Appendix B and to Structural Engineers Services Ltd: Drawing ref: 900/100 rev A \& 101 ). ## Other Matters: ### Traffic \& Access: The development will be served by a new entrance formed on the road frontage of the Old Castletown Road. The entrance has bee designed in accordance with the requirements of the Department of Transport design guide; "Manx Roads 1". The entrance is designed with a meter visibility splay as required for the 30 mph speed limit for the area. The dwellings will be served by a new access road. This road has been designed as a "Private Road" in accordance with the requirements of the Department of Transport design guide; "Manx Roads 1". The design for the entrance has been approved by Department of Transport Highways Division with a condition. This condition has been satisfied within the submitted proposals. A copy of the Department of Transport Highways Division approval is included within this statement. (Refer to Appendix C). ### Conclusion: The application should be approved on the basis of: 1. Compliance with Planning Circular 2/92: Revision of Development Plan: Interim Policy 13 using the abandoned Braddan Plan as the study. 2. Compliance with Housing Policy 4 of Isle of Man Strategic Plan. 3. Precedents set by other planning approvals within the immediate area. 4. Approval of a detailed drainage design. 5. Approval of the entrance and access. We trust the above information will assist the Planning Department in their consideration of this application. If the Department require any further clarification of the matters raised please to not hesitate to contact the undersigned. ### Prepared By: Barry Murphy dip. Arch. Tech. M.C.I.A.T. Chartered Architectural Technologist For \& On Behalf of Construction Design Ltd --- *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/63894-douglas-part-of-field-no-522699-dwelling-outline/documents/1589359*