Annex 1 Response Question 20
Annex 1 - Response to Question 20 - Supporting Information
Development of land zoned for LDHP under the Onchan Local Plan Order 2000 for the creation of 6 executive houses (Nos. 60-70 Groudle Road) was approved via application 06/00665/B in 2016. The approval noted that 4 of the 6 plots are less than 1 acre in size, the smallest per Dandara/Heritage Homes site plans being No 68 at 0.8 acre.
No 68 is immediately adjacent to the subject plot, No 70 , and No 70 is the last house in the development, so there are no neighbours to the East affected by this application and to the West only the applicant is affected.
The proposed division of the plot at No 70 will create 2 separate plots of approximately 0.5 and 0.4 acre respectively, however both plots sit in a larger immediate area designated for LDHP that will not now be developed due to conditions of the 2016 approval.
Please see Annex 2 where this is illustrated by reference to the 2016 application site plan and also the Onchan Area Plan Order 2000. Also, in the application site plan it is hatched in green.
Consequently, if approved, each of the dwellings at No 70 and No 72 will sit "comfortably and naturally" in a landscaped setting that acknowledges existing ground contours within an area designated for LDHP under the Onchan Local Plan Order 2000 that is approximately 1 acre in size (ie 2 acres in total for the 2 dwellings).
The adjacent plot No 68 does not enjoy the same benefit of a large area of immediately surrounding land zoned for LDHP, however all plots benefit from the general location of the development adjacent to Groudle Glen. Annex 3 (an extract from the Planning Officer's recommendation) confirms that this was taken into account when approving the 2016 application and the applicant respectfully submits that the two proposed plots will also appear to read as LDHP when viewed from the surrounding area.
Most of the existing 6 houses are fully or partially visible from Groudle Road to the south and from Groudle Glen to the north, however No 70 is not and no 72 will enjoy similar privacy, being visible only from its driveway entrance (which is common to all 6 existing properties to varying degrees).
If approved, no 72 will be hidden from view from Groudle Road and the Glen by the existing 3+m hedgerow on the south, north and east-facing boundaries, and will not be visible from any neighbouring properties. There are 2 properties with line of sight but these are over half a mile away in Bibaloe Beg Road and views from which are already largely obscured by the existing tree canopy in Groudle Glen (which obviously continues to grow in height each year).
