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This solution has numerous advantages:
The amount of land required by the proposal is minimised and allows the land behind Cass A Lhergy to be utilised for horse paddocks - see point 4 below.
Forming a new independent access off the highway has no adverse impact on existing neighbours whereas using the existing driveway would cause considerable disruption to Cass A Lhergy and to a lesser degree other residents in the area particularly during construction. Due to the width of the existing drive at Cass A Lhergy, if this access was to be used during construction, the cars parked on the drive would be forced to park elsewhere to allow heavy vehicles and machinery access to the site. There are currently five vehicles belonging to the residents at Cass A Lhergy plus visitors which would put parking in the vicinity under severe pressure. Once constructed, two additional houses using the Cass A Lhergy access will further disrupt Cass A Lhergy from the additional traffic flowing through the driveway, infringing on privacy and restricting the existing parking space the house currently has. A separate driveway would have no negative effect on Cass A Lhergy or the surrounding area.
The new access will achieve the most up-to-date safety standards in terms of road visibility splays. The proposed separate driveway will have improved radii thus enabling vehicles to enter the drive from the main road in a more expedient manner than the Cass-A -Lhergy access currently allows.
During the spring and summer months, the horses' grass has to be restricted to prevent Laminitis (an illness which horses develop quickly from too much grass) by keeping them in fenced paddocks. The fields where the horses are kept have a very steep gradient which restricts where the paddocks can be positioned as the paddocks need to be flat to accommodate for any illnesses or injuries and also be close to the gate for monitoring. The only workable location of the paddocks therefore is the stretch of field at the bottom of plot 1 where the existing field gateway is located. This is not only one of the flattest parts of all the land but also allows access to water and also allows the horses to be observed from plot 1. Putting the driveway through Cass A Lhergy would inhibit this.
Section 25 of the inspectors report states that "The frontage bank and trees contribute significantly to the streetscene and rural character here". The positioning of the access point fully respects this. The manx bank remains in-tact bar where the entrance is actually formed, and additional tree planting to the east of the proposed drive will ensure the rural character is safeguarded and indeed improved.
Section 29 of the appeal inspector's report states that the garden facing the road should impart the character of front gardens. Having a separate access from the road addresses this as the driveway would define the roadside as front gardens rather than back gardens as would be the case if the existing access through Cass A Lhergy was to be used.
The proposals allow both houses to be orientated to take advantage of the views towards the coast whilst at the same time preserving the south east and south west facing element of the house for living accommodation where solar gain is an important aspect of low energy house design.
One of the key design elements of a passive/eco house design is a simple layout that minimises heat loss and maximises heat recovery options. The layout of the house for Plot 1 follows this simple yet efficient design and enables maximisation of comfortable living space in the most energy efficient manner, with Bathrooms and Utility areas neatly located above each other at the northern end of the site which optimises heat recovery solutions.
The open plan living accommodation has windows facing North West & South West with the resultant benefits that this brings not only in terms of solar gain at the time of day when heat is most needed, but also in amenity terms where the North West facing windows take advantage of the costal views.
The garage has been nestled neatly into the landscape through the use of an aesthetically pleasing retaining system where creepers/green wall technology can be added to create a greener environment where required.
{{image:185404}} The rural nature of its design responds favourably to its setting with its East/West orientation being at one with other houses in the area.
The relationship of the house with the garage and stables is ideal with the farmyard effect being at one with its surrounding
As a result of the approval in principle, this land is zoned for residential development. Our comments on compliance with General Policy 2 are therefore set out below:
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;
(I) 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;
(n) is designed having due regard to best practice in reducing energy consumption.
The proposals fully accord with the zoning of the land. The requirements of General Policy 2 are fully met and indeed exceeded in terms of amenity standards and energy efficiency. The impact on neighbours is minimal with the overall impact on the location being one of positivity in terms of landscape and design.
(Revised to take account of arborist's recommendations and to clarify matters raised in Planning Officers' email of 20th January 2017) December 2016 Page 11 of 11
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