**Document:** APL 02 Planning Statement
**Application:** 22/00958/B — Erection of detached single storey dwelling, detached garage, creation of vehicular entrance and associated works
**Decision:** Application Withdrawn
**Decision Date:** 2023-02-06
**Parish:** Arbory
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/9571-colby-land-adjacent-to-garage-dwelling/documents/959822

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# APL 02 Planning Statement

### Construction Design Ltd

#### Barry Murphy MCIAT Chartered Architectural Technologist 17 Peel Road, Douglas, Isle of Man, IM1 4LP

Tel: (01624) 623843 E-mail: barry.murphy@cdl.co.im

## Planning Application Statement

Proposed New Dwelling at Land adjoining Silver Beech, Glen Road, Colby IM9 4HW

28th July 2022

Registered Office: 17 Peel Road, Douglas, Isle of Man, 1M1 4LP Managing Director: B. Murphy. Director: T Murphy Company Reg. No. 098010C

##### The Application Site

The application site is located adjoining Silver Beech, Glen Road, Colby, IM9 4HW on located on the western side of the A2.

The site was formerly a disused garden of Silver Beech. The site was cleared as part of works associated with works at Silver Beech. The dwelling, Silver Beech and land is in the ownership of the applicant at the time of submission.

The Ballachrink Estate is located to the west with House numbers 2, 3 & 4 backing onto the site, these houses are dormer type dwellings. Silver beech, a 2 storey plus attic dwelling, is located to the north and a single dwelling. Glenarm, a 2 storey plus attic dwelling, is located to the North East. Part of the garden of Glenarm flanks part of the eastern boundary of the side.

The site was formerly a disused garden of Silver Beech. The site was cleared as part of works associated with works at Silver Beech.

The site is served by nearby mains power, water and foul sewage system. The site is zoned Residential in the Area plan for the South, Map 6, Colby. The site area is 772 sq.m.

##### The Proposal

The application seeks approval for erection of a modest low-level single storey dwelling with a detached single garage.

The gross floor area of the 3-bedroom dwelling is 183 sq.m. and the garage is 27 sq.m giving a total area of 210 sq.m. gross. The built area is 27% of the total site area.

The proposed dwelling is a contemporary design. The design has 80’s contemporary influences but using current in vogue materials.

To reduce the massing and impact on the surrounding area the dwelling is split into 3 parts and is split level to follow the contours of the site. The design uses various external finishes and roof profiles to break up the massing of the dwelling. Mono pitch, pitched and flats roofs are used with a slate roof covering. The roof pitch is 25 degrees, that pitch is the lowest available pitch for slate in areas of high exposure.

The dwelling is designed so that all habitable rooms are located so that windows do not pose a risk of overlooking or do not impact on the private amenity space of adjacent dwellings. The dwelling is positioned on the site so as to be a minimum of 20m separation from adjacent dwellings. Whilst windows are indicated on the west elevation facing the rear of the properties in Ballachrink, these windows serve to provide light and ventilation to bathrooms & a study, are all at high level and will be of opaque glazing.

The principle living accommodation faces south with no risk of overlooking. The large glazed areas assist in providing natural solar gain benefits.

The dwelling will be of timber frame or SIPs panel construction designed to exceed current building regulations requirements. Heating will be provided by an energy efficient air source heat pump system. Open fires / wood burning stoves / chimneys are not included so as to

future reduce carbon emissions and improve air tightness of the building envelope. A vehicle charging point is to be provided externally on the garage.

No trees will be removed by the development. Existing trees will be protected during the course of the works. New native trees will be planted near the south west and northern boundary.

Swift boxes will be provided at high level, near the apex of the mono pitch roof, facing north

- as recommended.

The site will be accessed from the A27, Colby Glen Road, in the location of a former garden entrance and will has parking and on site turning for 3 cars. The current seed limit on that road is 30mph. The 4.5m wide entrance will facilitate easy access and egress and allow for improved visibility to the north and the south. The visibility “Y distance” provided is 66m to the north and 35m to the south. The visibility to the south is all within the control of the site and the visibility splay can be maintained to comply with highway standards. The parking & turning area will be block type paving to avoid any gravel transference onto the highway. A drainage channel is provided at the entrance to avoid any excess rainwater runoff onto the highway.

The dwelling will be connected to the existing public foul water drainage system. It is initially intended the surface water will be connected to new soakaways located within the site. The exact location and size of soakaways will be determined following percolation testing as required by Building Control. (Note: The applicant would accept a condition in the planning approval that this percolation test result be submitted to the drainage authority prior to construction).

##### Pre-Planning Advice

A pre-planning consultation was sought from the Planning office and a response received from Mr Jason Singleton on 15th July 2022.

Planning Policy The site is zoned Residential in the Area plan for the South, Map 6, Colby. The following policies from the Isle of man Strategic Plan are deemed relevant to the application.

- • Strategic Policy 1,2,3,4,5
- • Spatial Policy 4
- • General Policy 2
- • Housing Policy 4
- • Environment Policy 42 and the text preceding on ‘back land development’ and ‘tandem development
- • Transport Policy 4,7
- • Residential Design Guide 2021

The Planning Office when reviewing this application will determine if this application meets with current policy recommendations.

Below is review of the policies and a brief response explaining as to how these policies are addressed:

- Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and reusing scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services.

Response: The site is zoned Residential in the Area plan for the South. The site is located in an established residential area and is immediately adjacent to an established residential estate. The site benefits from good availability of all necessary utilities, good access and proximity to village services including public transport.

- Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.

Response: As above, the site is located in an established residential area and is immediately adjacent to an established residential estate. The site benefits from good availability of all necessary utilities, good access and proximity to village services including public transport.

- Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (a) avoiding coalescence and maintaining adequate physical separation between settlements; and (b) having regard in the design of new development to the use of local materials and character.

Response: There are varying styles of existing dwellings in the immediate area, mainly detached ranging from traditional Manx dwellings to 1970’s dormer bungalows to large 2 storey dwelling. There is no one style of design that is prevalent in the area. The proposed dwelling is split into 3 parts and is split level to follow the contours of the site. The design uses various external finishes and roof profiles to break up the massing of the dwelling.

- Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2) , buildings and structures within National Heritage Areas and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead to unacceptable environmental pollution or disturbance.

Response: The site does not contain nor is adjacent to any sites of archaeological interest or scientific interest. The dwelling will be constructed to meet or exceed current environmental standards and the landscaping designed to enhance the environment. The development will not lead to any lead to unacceptable environmental pollution or disturbance.

- Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. Response:

The dwelling will be constructed to meet or exceed current environmental standards and the landscaping designed to enhance the environment. The dwelling will minimise carbon emissions by not burning fossil fuels, high thermal insulation and providing electric car charging point. Biodiversity will be aided by the introduction of native trees and planting and the introduction of swift boxes to assist the recovery of that particular species.

Spatial Policy 5:

New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3.

Response: The site is zoned Residential in the Area plan for the South. The site is located in an established residential area and is immediately adjacent to an established residential estate.

General Policy 2:

Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

- (a) is in accordance with the design brief in the Area Plan where there is such a brief;
- (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
- (c) does not affect adversely the character of the surrounding landscape or townscape;
- (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
- (e) does not affect adversely public views of the sea;
- (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
- (j) can be provided with all necessary services;
- (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; 33
- (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption. Response:

- a: The site is zoned Residential in the Area plan for the South.
- b: The development is designed to follow the site contours, is low level and does not result in overlooking of nearby dwellings. The dwelling occupies just 27% of the total site area and as such should not be considered over developed.
- c: The dwelling design reflects the varied nature of design in the locality. Its low profile will ensure the dwelling is not incongruous within the area.
- d: The development will not adversely impact on the wildlife within the area, native tree planting and other biodiversity features will enhance the biodiversity of the site.
- e: The development will not affect adversely public views of the sea.
- f: The development will retain all existing trees and the natural stone wall to the road frontage. The addition of new native trees will preserve the longevity of the natural environment. #
- g: The dwelling is individually designed for the particular site. The main focus of the design is to respect the establish amenity value of adjoining residents. All new windows and outside amenity spaces are deliberately positioned to avoid overlooking.

- h: The dwelling is designed to provide the highest of standards of living for its future occupants. The site has ample outside amenity space. The site has on site parking, turning and manoeuvring space for vehicles.
- i: The site is located within a 30 mph speed limit off an established residential road. The entrance is designed to reflect the nature of that road. Boundary improvements are proposed to aid visibility when exiting the site with a wide entrance to aid entry.
- j: All necessary services all provided within the area including public foul drainage.
- k: The site is on a road frontage and land to each site is previously developed and as such the development does not prejudice the use or development of adjoining land.
- l: The development is not on contaminated land or subject to unreasonable risk of erosion or flooding.
- m: The development will not negatively impact on community and personal safety and security in the design of buildings and the spaces around it.
- n: The dwelling is designed to exceed current environmental & thermal standards & reduce carbon emissions.

Housing Policy 4:

New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.

Response: The site is zoned Residential in the Area plan for the South in an established residential area and is immediately adjacent to an established residential estate. The site benefits from good availability of all necessary utilities, good access and proximity to village services including public transport.

Environment Policy 42:

New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.

“Back land development(2)” (which is development on the land at the back of properties) may also be acceptable in some circumstances, but only if satisfactory access can be achieved and if there is sufficient space to provide adequate amenity for both new and existing adjoining dwellings. “Tandem development (3)” (consisting of one house immediately behind another, and sharing the same access) is generally unacceptable because of the difficulties of access to the house

- at the back, and the disturbance and lack of privacy suffered by the house in front.

Response: Whist forming part of the former garden to Silver Beech the site could not be considered back land development nor tandem development. The site will be totally independent of Silver Beech with its own access and services. The site has a large road frontage and clear aspect from 2 sides of the site. The proposed dwelling will not be unduly overlooked nor will it create overlooking.

Transport Policy 4:

The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.

Response: The site is located within a 30 mph speed limit off an established residential road. The entrance is designed to reflect the nature of that road. Boundary improvements are proposed to aid visibility when exiting the site with a wide entrance to aid entry.

Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department’s current standards.

The development includes a single detached garage providing one parking a space. The site can accommodate 2 additional cars. The site provides for turning of vehicles within the site.

Residential Design Guidance 2021: Response: The proposed dwelling has been designed and will be constructed in accordance the guidance given in Residential Design Guidance 2021.

The new dwelling will provide a sustainable, energy efficient, well ventilated, naturally lit home. The dwelling will utilise modern building materials and will be constructed to standards higher than required by the current building regulations.

The dwelling will provide safe & usable access & facilities for its occupants. Conclusion: The application complies with and addresses current planning policies and guidance. The dwelling is individually designed for the particular site, low level so as not to look incongruous within the area. The main focus of the design is to respect the establish amenity value of adjoining residents. The dwelling will be constructed to exceed current environmental standards with reduced carbon emissions. We trust the Department will recognise the efforts made to ensure this new dwelling meets with all current policies and guidance and approve the proposal. We are available to meet with or discuss any aspect of the proposal with the Department as required during the application process.

Prepared by:

##### Barry Murphy MCIAT Charter Architectural Technologist Construction Design Ltd.

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*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/9571-colby-land-adjacent-to-garage-dwelling/documents/959822*