Planning Statement Walden Replacement Dwelling

Planning Statement

IN SUPPORT OF PLANNING APPLICATION SEEKING IN PRINCIPLE APPROVAL FOR REPLACEMENT DWELLING AND GARAGING

AT "WALDEN", PHILDRAW ROAD, BALLASALLA, ISLE OF MAN. IM9 3 EG.

KAZ RYZNER ASSOCIATES <br> Chartered Town Planning Consultants

36 Woodlands Park, Guildford, Surrey. GU1 2TJ. Tel: 01483570982 Email: kuzryzner.aol.com May 2017

Contents

1. Introduction ..... 1
2. Relevant Planning Policies ..... 2
3. Recommendation ..... 3
4. Appendix KRI - Copy of Decision Notice PA. 16/00998/A ..... 4

1. Introduction.

1.1. This Planning Statement is submitted on behalf of Mr E. Davies OBE of Fildraw Mansion, Phiddraw Road, Ballasalla in support of his application which seeks in principle approval for the replacement of his dwelling "Walden" and new garage located at Phiddraw Road, Ballasalla, Isle of Man, IM9 3EG. 1.2. Full details of an improved and repositioned vehicular access are requested at this stage with all other matters reserved for future approval. 1.3. Details of the footprint of the existing dwelling are provided on the submitted site plan. The indicative siting of the replacement dwelling that would overlap with the existing footprint is also shown on the submitted site plan. 1.4. The position of the existing vehicular accesses into the site directly off Phiddraw Road is indicated on the submitted plans together with full details of the proposed replacement access. The replacement access provides improved sightlines of 36 m by 2.0 m that will be similar to the sightlines for the access to the new dwelling sited to the immediate north approved on 1st November 2016 under PA.16/00998/A. A copy of this approval is attached as Appendix KR1. 1.5. Those areas where existing boundary and internal planting will be reinforced are also identified full details of which will be submitted as a reserved matter for future consideration and approval. 1.6. The Planning Application comprises;

• Application Forms and Planning Application Check List.
• This Planning Statement dated May 2017.
• Location, Site Plan and Illustrative Section prepared by Kelly Lewthwaite Building Design Limited.

2. Relevant Planning Policies.

The Area Plan for the South.

2.1. The application site is located within the boundaries of the Area Plan for the South 2012 ("the Area Plan") in which it is designated as an area of Proposed Low Density Housing in Parkland (PLDHP"). Reference to this general area of PLDHP is also listed in Appendix 3 of the Area Plan. 2.2. Paragraph 4.9.3 of the Area Plan states that; "Until such time as guidance for such sites is reviewed in a new Planning Policy Statement, Planning Circular 8/89 "Low Density Housing in Parkland" ("PS 8/89") remains in force." 2.3. The submitted application requests approval in principal for a replacement dwelling and not a new dwelling. Accordingly, it is not considered that the requirements of PS 8 / 89 are directly relevant in this instance.

The Isle of Man Strategic Plan 2016.

2.4. References in the Isle of Man Strategic Plan 2016 ("the IOMSP") to replacement dwellings is limited to those locations "in the countryside", as detailed under Section 8.11 of the IOMSP. 2.5. As the application site is not located "in the countryside" but within a broader area designated for residential development, it is considered that the more appropriate policy requirements to be applied in any assessment of the application are those provided in General Policy 2 that directly address development which is in accordance with a land use zoning. 2.6. The requirements of General Policy 2 are set out under subparagraphs (a) to (n). It is submitted that the replacement dwelling satisfies the relevant parts of General Policy 2.

2.7. In this regard, the proposals respect the site and surroundings in terms of siting, layout, scale, form, design and landscaping of the building and the spaces around it (requirement (b)), the replacement dwelling will not affect adversely the cnaracter of the surrounding landscape (c), the proposal incorporates existing topography and landscape features (f), the dwelling will not affect adversely the amenity of local residents or the character of the area ( , the development provides satisfactory amenity standards in itself, including safe and convenient access for all highway users (h) and the proposal does not have an unacceptable effect on road safety or traffic flows on the local highway (i).

3. Recommendation.

3.1. In light of the above considerations it is recommended that in principle approval for the application be granted with full details of access approved at this stage. It is requested that all other reserved matters be conditioned for future consideration and approval.