Planning Justification Letter

Richard Green Associates

architectural services

OCEAN HOUSE 87 CIRCULAR ROAD DOUGLAS ISLE OF MAN 1M1 1AX tel : 01624 676202 fax : 01624 672123

your ref

our ref 337/2/JRG/RG

31st August 2011

The Secretary The Planning Committee Department of Infrastructure Murray House Mount Havelock Douglas

Dear Sir / Madam,

Re: Proposed Garage and New Access / Drive at Harleys, Killane, Ballaugh for Ms K Duggua

Please find enclosed four copies of a completed application form for Planning approval for the above together with the drawings and photographs referred to therein, a Planning Check List and our clients cheque in the sum of £158-00.

In submitting the application we would like to make the following comments which should prove helpful when your Department considers the plans:

Harleys does not have any garaging facilities or storage for garden implements etc. Our client and her partner own three vehicles, two of them being "4 x 4's". The existing drive will only accommodate two vehicles.

They desire a garage to accommodate their three vehicles. They would also like to create a garden store which must be large enough to house a "sit-on" mower and other implements, and would like to utilise the roof space over the garage as a study / office (of which we will expand upon later).

The proposed garage is of minimal dimensions to accommodate three vehicles, the room above has been kept to minimum heights and the garden store is a result of carrying the roof down as a "lean-to" shed. Its siting has been dictated by the existing septic tank and the distance required under Building Regulations from such an installation. It does fall outside the original domestic curtilage but in our view it would not be possible to erect a garage of any dimensions together with the necessary access and turning area within that boundary.

The ridge height of the garage is below that of the existing house as indicated on the plans. principal JR Green registered in the Isle of Man no. 010559B

Access to the existing drive is very poor. Vehicles must either drive in a forwards direction and reverse out on to the road or reverse in off the road to leave in a forwards direction. Indeed the access was so narrow that our client had to demolish part of the front wall to be able to use the drive at all. There is no turning area and the site has insufficient space to create one.

Visibility from the drive in a northerly direction from a point 2.000m back from the carriageway is virtually zero, being restricted by a high sod bank to the adjoining field and a telegraph pole. Visibility in a southern direction is a little better. We understand from the Highways Department that the average speed of traffic along this road is 47 to 49 mph.

The first two photographs attached to the application show the existing entrance prior to its widening and the lack of visibility referred to above.

The existing arrangement is considered to be dangerous whatever manoeuvre is adopted especially at the speeds recorded by passing traffic.

It is proposed to re-site the vehicular access to the point shown on the plans where much improved visibility can be achieved. The second two photographs attached indicate the views that could be expected in both directions. The existing vehicular access would be extinguished completely, the opening built up and the drive excavated and turned into part of the garden.

We have met with Ms A Georgeson from the Highways Section to discuss the proposed new access.

Again the proposed drive would be outside of the original domestic curtilage but our client does not wish to look out on to a hard paved drive and it is proposed to install Grasscrete, which will reduce the visual impact of the access and turning area in the countryside. For similar reasons our client does not wish to create a formal masonry constructed entrance. It is intended to return the sod banks either side up to a gate. The gate has been set in sufficiently far enough to allow a vehicle to pull off the road whilst the gates are opened.

Returning to the study / office above the garage it will perform more than one use. Our client owns and runs a business in Ramsey. Apart from one day per week she can run that business from home through modern telecommunications. This would cut down substantially on the amount of travelling to and from Ramsey, in accordance with current aims of Planning policy.

The second use would be much needed temporary sleeping accommodation for her and her partners family. The existing house is a very modest two bedroom dormer bungalow and even with the enlarged living room and bedroom approved earlier this year remains modest. Whilst the accommodation is adequate for the two of them they both have grown up children who visit them occasionally. Ms Duggua has two sons, one living on the island and one living in New Zealand. The latter visits once a year with his wife and two children staying for between two and three months. Her partner has two daughters both of whom are married and have two children each. They visit three times per year.

It will be seen that the two bedroom house does not have the sleeping accommodation for four adults and two children. Hence the study would afford the dual purpose of study/ office and occasional sleeping accommodation. It is not intended to create a bathroom in that room for use as a flat, but it would have a toilet and small washhand basin.

Finally it will be seen from the plans that some 350 plants have been planted this year in front of the sod bank to the south. All species were recommended by Watsons of Greeba and the intention is to grow them into an intertwined hedge kept to a height of approximately 2.000m allowing some of the trees to grow taller. This together with other intended planting shown on the plans will help to screen to some extent the proposed building.

We trust the above will be of help when the application is considered. Yours faithfully, J RICHARD GREEN