APL Planning Statement

Planning Statement

Address:

Car Park and Land Adjacent to the Waterfall Hotel, Shore Rd, Glen Maye

• 1.0 The Application Site
• 1.1 The application site is positioned centrally on Shore Road, Glen Maye. The exact construction date of the Waterfall Hotel is unknown but it is of traditional stone wall construction and deeds of purchase found run back to August 1944 with discussions made dating back to 1907.
• 1.2 The site back in 1944 totaled 16.5 acres and included the National Glen and a large portion of land running down both sides and including Shore Road. Large portions of this land have obviously been sold off over the years and numerous property developments undertaken. It should be noted that the proposed site is not located within a Conservation Area. Nor is Glen Maye as a whole.

• 1.3 The site now is approximately 2370sq metres in total. The public house site adjacent is approximately 787m2. The beer garden site on its own is approximately 573m2 and the car park approximately 1010m2.
• 1.4 The hotel building is currently vacant and Planning permission was gained under application 23/01029/B in April 2024 for the demolition of the Public House and the erection of four terraced dwellings for sole use as residential.
• 1.5 The site is located on the South side of Shore Rd consisting of a car park area and an area of land typically known as the beer garden as that is what it used to be used for many years ago in conjunction with the Waterfall Hotel. The entrance to the Glen Maye National Glen is located next to the beer garden site. To the North of Shore Rd is Glen Close Cul De

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Sac which mainly houses one storey bungalows. To the East is the entrance into Glen Close and the vehicular entrance into the car park and Shore Road from the A27 running through Glen Maye. To the West is Waterfall House set over two stories and Shore Rd continues to run down to the National Glen, with properties being located up to 0.5km down.

• 1.6 Existing parking is via the car park that is within the curtilage of the overall site and ownership of the applicant. It is not a public car park. There are approximately 45-50 vehicular spaces. Within the 1960 deeds there is an agreement with the Forestry Board. This allows visitors to the National Glen to use the car park along with the patrons to the Waterfall Hotel.
• 1.7 Extract from 'www.isleofman.com' Glen Maye Glens description:

The glen was purchased by the Forestry Board in 1960 from the proprietor of the Waterfall Hotel, Agnes Welstead, who had previously acquired it from two men who owned the separate areas of the glen, Richard Edward Hughes in 1950 and Thomas Samuel Caleb Sidney Counsell (who owned the lower section) in early 1960. The trees in the glen were valued for the Forestry Board at £124.6s.6d, firewood value only, due to the difficulty in extracting it.

• 1.8 The beer garden site is laid to lawn and has not been utilised since the closing of the hotel.
• 1.9 The car park area is predominantly laid to tarmacadam that is seeing signs of general wear and tear from years of use.

• 2.0 General Proposal
• 2.1 Full Planning Approval is sought for the erection of 2 semi detached dwellings to the beer garden site and erection of a commercial premises to part of the car park.

3.0 Proposed Dwellings

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• 3.1 Full Planning Approval is sought for the erection of 2 semi detached dwellings to the beer garden site.
• 3.2 The site has for many years been used in conjunction with the Waterfall Hotel itself. It was predominantly used as a beer garden site. With the removal of the Public House, this use is now redundant.
• 3.3 Previous applications have been granted on the site to erect dwellings and develop, namely:

04/01421/A – Approval in Principle for the erection of a dwelling. Approved. This application was undertaken by the owners of the Waterfall Hotel at the time and sighted the tighter restrictions on use of such areas, namely having to cross a public highway to gain access.

90/0019 – Approval in Principle for café with holiday accommodation and residential flat. 93/0097 – Approval in detail of the above application.

Both of these applications were for large structures that took up a large amount of the site. Both were approved.

• 3.4 The proposed semi detached dwellings would be set over two floor levels and house 3 bedrooms, living space, kitchen, dining room and en suite. The overall internal floor space would be approximately 106.8m2 with the external area of 125m2.
• 3.5 Each dwelling would have it's own garden to the rear with the minimum size being 74m2 approximately. Each dwelling would have a small garden space to the front. Each plot would total between 203m2 and 207m2. This equates to developing approx 32% of each plot with the dwelling.
• 3.6 The rear (South) elevation roof to the semi detached dwellings will have slate solar panels installed. These as can be seen in the image towards the end of this statement are slate in

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aesthetic and are pleasing to the eye.

• 3.7 The side garden areas to the dwellings will have ground mounted solar panel arrays installed directly behind the privacy fencing. These will gain maximum south solar gain whilst not being visible to the surroundings. Possible manufacturer information is supplied with this planning application.
• 3.8 The dwellings will be heated and powered via electric. This will be in the form of solar panels and a battery store. Their construction will be to a high thermal standard and airtightness.
• 3.9 Highly efficient electric radiators will be installed alongside a thermal battery store which will heat up the water on demand directly from the solar panels.
• 3.10 The dwellings will be connected to the main grid but it is anticipated that the panel installation alongside the high level energy efficient construction methods will keep this requirement to a minimum.

3,11 The above implementations are working alongside the Government and Net Zero climate change plan that by January 2025 it will be illegal to install fossil fuel products into new dwellings.

• 3.12 If required by the Department, material samples can be supplied for approval prior to any construction taking place.
• 3.13 It is proposed that the foul drainage from the dwellings runs out onto Shore Road and tap into the existing foul sewer running down the road.
• 3.14 A full percolation test will be undertaken at Building Control stage with the aim to separate the foul from the surface drainage to reduce the inflow to the main sewer.
• 3.15 Where possible, the existing boundary treatments will remain in place to the side and

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rear boundaries and have additional native planting incorporated as per the outline specced on drawing PL02.

• 4.0 Commercial Premises

• 4.1 The commercial building would have an internal floor space of approximately 48.4m2 and be set over one floor level. It is proposed that this building has allowance to be used for different class uses to give it the upmost chance of commercial success in a small village location.
• 4.2 The commercial building is proposed to be finished in a dark slate to the roof and walls to give a contemporary feel whilst utilising a material ever present in the immediate surroundings and thus respecting the surroundings.
• 4.3 The location and design from the entrance onto Shore Rd replicates an old cottage that used to be positioned there. This can be seen in images to the end of this statement.
• 4.4 The aesthetics from the Shore Rd elevation are original stone cottage in style with slate roof and chimneys. This ensures the surroundings are respected and not impacted.
• 4.5 The rear link area is proposed to be more contemporary in style and finish, utilising standing seam roof finish, slate and larger expanses of glazing to maximise natural light penetration for members of the public.
• 4.6 Class 1.1, 1.3 and 1.4 would be the main potential uses that would be of benefit to the community. We feel given the public house had long opening hours that any new proposal would not be longer than those and would require licences. This commercial venture would give back to the community which is something that has been a cause of contention for many years with the local community whillst not creating or having any detrimental impact from a noise and/or disturbance persepctive.

5.0 Highways Response/ Car Park

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• 5.1 Below is an outline that was created following in depth correspondance and meetings with the Highways Department on a previous application that was withdrawn the ensure the proposal is optimally designed for residential owners, neighbours and visitors.
• 5.2 The number of vehicle accesses on the car park has been reduced from 2 to 1. This allows a new 1.8m wide pedestrian footpath to be created along the side of Shore Road. This footpath is proposed to be a dropped kerb to allow access by vehicles into spaces 1-8 which are for use by residents of the 4 terrace dwellings. It is proposed to be a painted lined pathway. It is felt that this is suitable and an increased safety level given the existing nature of the car park not having any footpaths present. Visibility for both drivers and pedestrians is considerably clear and due to the situation, vehicle speed will be minimal.
• 5.3 The above works would be done under a S109(A) Highway Agreement.
• 5.4 The above works allow for revised visibility splays for exiting vehicles achieving required sight-lines.
• 5.5 A permanent footpath in front of the 2 semi detached dwellings with clear access to both the car parking area and the entrance to the Glen.
• 5.6 Delineated walkway route around the car park to allow safe walking for pedestrians from all corners of the car park to both the commercial premises and the Glen. This would be similar to the methods used within Tesco Car Park in Douglas that has a considerably higher amount of vehicle and foot traffic.
• 5.7 The semi detached properties will have a secure bin store. The commercial premises will have a secure bin area to the side/rear of the building, fenced and gated off.
• 5.8 The current refuse pickup which runs down Shore Road will continue and pick up the residential and commercial refuse. The maximum distance from refuse truck to bin will be 27 metres which comfortably comes within the allowance as outlined in the Manual for Manx

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Roads servicing distances Table 5.3, point 5.1.75. The bins would be brought to the front of the properties but not onto the road/footpaths where they can be collected by the refuse workers.

• 5.9 The above service distance is also meeting the recommendation for Fire and Rescue Appliances as outlined in the Manual for Manx Roads servicing distances Table 5.3, point 5.1.75.
• 5.10 Cycle parking provision has been added which totals 20 spaces. This is via semi vertical style stores for the long stay and Sheffield stands for short stay as shown on PL04 drawing.
• 5.11 The layout of the car park has been updated to ensure full access by the MUA to the sub station location behind the car park.
• 5.12 It is proposed that the car parking and hardstanding areas will be permeable material to allow surface water drainage. A full drainage scheme would be undertaken at detail building control stage alongside the drainage department. It is envisaged that drainage channels to certain areas will be incorporated also.
• 5.13 Electric vehicle charging points are proposed. Each residential space will have access to an EV charging point and at least 10% of the remaining spaces will have EV points installed.
• 5.14 Disabled vehicle spaces increased to 10% of overall spaces.
• 5.15 Parking Space confirmation

Total amount of vehicle spaces = 33 Total amount of vehicle spaces allocated to residential dwellings = 12 Vehicle spaces remaining for use by Glen visitors and commercial premises visitors = 21

Commercial premises parking

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Within the IOM Strategic Plan Appendix 7, there is no specific amount of parking outlined for premises of a similar cafe/coffee shop nature. The Manual for Manx Roads points you in this direction for parking allocation requirements.

With this in mind, research has been undertaken to gain an idea of requirements in other areas of the UK for a gauge.

Documents utilised include:

• - Trafford Council Appendix J – Car Parking Standards
• - Charnwood Local Plan – Vehicle Parking Standards for New Development
• - Caerphilly Council – LDP car parking standards

These documents outline amounts as per below:

1 space per 4m2 of public area & 1 staff space per 40m2. 1 space per 3 workers & 1 space per 14m2 of area. Proposed vehicle spaces for the commercial premises Public floor area = 30m2 Parking spaces required at 1 per 4m2 = 8 Parking spaces required for staff at 1 per 40m2 = 1 Total = 9 vehicle parking spaces for visitors and staff of the commercial premises. The above leaves a total of 12 spaces for visitors specifically to the Glen.

5.16 It must be noted that in a similar way to visitors to the North Barrule Coffee Shop grabbing a drink/snack and walking within the plantation, visitors will be utilising the commercial premises alongside actually visiting the Glen. With this in mind, the total 21

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spaces remaining are deemed suitable for potential visitors, especially alongside the bicycle parking which improves active travel.

• 6.0 Manx Utilities Specific Points
• 6.1 Following on from previous planning applications, careful consideration has been undertaken on the overall design to ensure no detrimental impact is created to Manx Utilities and its services.
• 6.2 The commercial premises is outside 9m exclusion zone from the overhead high voltage cables.
• 6.3 Manx Utilities have full access to the high voltage pole.
• 6.4 Manx Utilities would have full access to the substation.
• 6.5 Manx Utilities would be able to position a crane on the site when required for maintenance work.

Key Policies for the Proposal

Below are some key Strategic Planning Policies that have been reviewed and taken into consideration during the creation of this proposal but not limited to:

The application site is within an area recognised as being an area of “Residential/Woodland” under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.

General Policy 2

General Policy 2 contains some useful wording: "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: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and

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landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape;

• (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".

Strategic Policy 1

• Strategic Policy 1: "Development should make the best use of resources by:

• (a) optimising the use of previously developed land, redundant buildings, unused and underused land and buildings, and re-using scarce indigenous building materials;
• (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; and
• (c) being located so as to utilise existing and planned infrastructure, facilities and services."

• Strategic Policy 2

• Strategic Policy 2: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."
• Strategic Policy 3

• 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

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(b) having regard in the design of new new development to the use of local materials and character.”

• 7.0 A smaller venture
• 7.1 The existing Waterfall hotel has been discussed in depth above. One problem for the existing business/building is that it is too large and requires far too much investment to make it viable and successful. This was agreed by the Appeal Inspector and Government Minister on approved planning application PA23/01029/B.
• 7.2 Glen Maye is a small village and it is appreciated and understood that a small venture in this location would stand more of a chance of success in comparison to the existing. This is strengthened even more so if the building was brand new and designed specifically for commercial use where initial investment was not required to even get a building into a state of use.
• 7.3 A smaller building would give broad scope to be used as a cafe, bar, restaurant, shop, community hub to name but a few. This is why the proposed commercial building is within this application and through careful consideration and feasibility is proposed on an area of the site that has previously been occupied by a building.
• 7.4 The site in question is not located on a main thoroughfare but off an access road as noted on the Isle of Man Government Hierarchy plan. This leads to the struggle of making any commercial venture successful, hence the reduction of community facilities in Glen Maye. The proposed would create an entity that was of great benefit to the community and the island as a whole.

• 8.0 Visual impact upon character of the village and the street scene
• 8.1 The overall proposal would result in a two storey building and a single storey building located within a prominent position within Glen Maye Village. When travelling through the village, along the A27 road, the majority of properties are characterised as traditional in

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appearance, ranging from single storey Manx cottages to two storey properties. There are also more modern properties in the village, including single storey bungalows, a row of two storey terraced properties (commissioners houses) and estates (Glen Maye Park). These are located throughout and including directly behind the proposed site forming Glen Close. The proposal would be apparent from a number of public viewpoints in relation to the street scene (access to car park from A27 road, within the car park, along Shore Road) and with this in mind the applicant has wanted to create a proposal that completely respects the surroundings whilst being aesthetically pleasing to the eye in comparison to some of the surrounding properties.

• 8.2 In terms of planning policy General Policy 2 paragraph b and c are relevant to consider. Paragraph b indicates that development will only be permitted if the proposal respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. Paragraph c states that any development should not affect adversely the character of the surrounding landscape or townscape.
• 8.3 The beer garden dwellings have been designed along similar lines to the terrace dwellings that have recently been approved under PA23/01029/B, however with different material finishes. Namely timber cladding in parts to respect the proximity to the National Glen. These dwellings will be a similar height to the terrace houses and as such will not have any detrimental impact on the surroundings. This southern boundary is lined with trees and of a height whereby the new dwellings would not have any impact on.
• 8.4 It is important to note that the beer garden site previously had a building/s situated on it for commercial purposes and also previous successful planning applications for other structures, namely:

04/01421/A – Approval in Principle for the erection of a dwelling. Approved. 90/0019 – Approval in Principle for café with holiday accommodation and residential flat. 93/0097 – Approval in detail of the above application.

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• 9.0 Previous Buildings on Site
• 9.1 The proposal put forward within this application is not far away from what has been located on the site in the past. Multiple buildings have been located on the site along with the Waterfall Hotel. The beer garden has seen multiple buildings positioned of varying sizes and materials. The area proposed for the commercial building housed a large building and there was a small stone cottage located at the immediate entrance to the car park. These can all be seen on the image below.

The old map below also shows clearly the positioning of the cottage to the car park entrance.

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There is clear precedent for development of the site given its past history both commercially and residential.

• 10.0 Layout Feasibility
• 10.1 A feasibility study was undertaken to finalise what layout for the site was best. The other site layout options not chosen can be seen in Appendix 1.
• 10.2 The locating of the commercial premises to the beer garden works, however the dwellings to the car park area are not viable as it was deemed that too many car parking spaces would have to be omitted to create either of these options.
• 10.3 Positioning two semi detached dwellings to the car park area that are identical to the dwellings proposed on the beer garden would reduce parking spaces down to 29 overall. Once the 12 dwelling spaces are taken away that only leaves 17.
• 10.4 Positioning two smaller semi detached dwellings to the car park area would still reduce

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the parking spaces down to 31. This would leave 19 for use by visitors to the Glen or commercial premises. These smaller dwellings would also not lend themselves financially to the overall development.

• 11.0 Parking
• 11.1 Each of the 2 dwellings will have 2 parking spaces within the car park that the applicant owns.
• 11.2 The car park layout will be slightly altered for the proposal and have 33 spaces in total. These spaces will be to current sizing standards which cannot be said for the existing 45-47 spaces that are on the smaller side.
• 11.3 Covered by deeds, the car park is solely for use by the patrons of the Waterfall Hotel and visitors to the Glen Maye National Glen. A large sign is present within the car park that states this.
• 11.4 The car park will be re covered with new tarmacadam as part of the project.
• 11.5 Considering the main use for the car park would be removed, namely the Waterfall Hotel, the remaining spaces are deemed sufficient for users of the commercial premises and visitors to the Glen. 3 of these spaces will be disabled size.
• 11.6 The two spaces per dwelling meets the space requirement outlined in the Isle of Man Strategic Plan 2016.
• 11.7 The deed covenant would still be in place for visitors to the National Glen to have use of the car park.
• 11.8 It is important to note that a vast amount of the existing car park is continuously taken up by vehicles parked up illegally for long periods of time. These vehicles are neither owned by patrons of The Waterfall Hotel or The National Glen. When this is taken into account, the

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proposed commercial premises is not taking any existing parking away from the site.

• 12.0 Part B of General Policy 2 - siting, layout, scale, form, design and landscaping of buildings and the spaces around them
• 12.1 The form of the semi detached dwellings will completely respect the traditional nature of Glen Maye and the surroundings. The pitched roof will be finished in a dark slate. The main walls will be of painted render finish. Chimneys and gable copings will be fitted also. These match and respect the construction nature running through the traditional Glen Maye properties. Windows to the front elevations will be sliding sash. It will create a Manx Cottage feel.
• 12.2 The semi detached dwellings will mimic the respectful design of the terrace dwellings as approved under PA23/01029/B.
• 12.3 Timber cladding is the main difference that is to be utilised for these dwellings. The aim of bringing this material in is to respect the local vernacular. Both timber and stone being a strong factor found within the National Glen. This is a strong factor that meets Strategic Policy 3 point b.
• 12.4 The commercial building has been designed specifically as a single storey unit. This is to respect the history of the site and previous buildings alongwith ensuring it is subservient to the surroundings.
• 12.5 The commercial building is proposed to be finished in a dark slate to the roof and walls to give a contemporary feel whilst utilising a material ever present in the immediate surroundings and thus respecting the surroundings.
• 12.6 It should be noted that the surrounding properties are mainly more modern in design with a mix of bungalows and detached dwellings. The roof finish of Waterfall House next door to the Waterfall Hotel has it would seem replaced the slate roof with concrete tiles which are not in keeping with tradition. This is the same for the bungalows.

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• 12.7 As above precedent is in place for design flexibility. The proposal is felt to respect the locality and tradition of Glen Maye more than the current surrounding properties.
• 13.0 Amenity

• 13.1 Each dwelling will have suitable refuse storage that is out of public site but can be easily located for refuse collection.
• 13.2 Each dwelling will have and as shown on the proposed drawings a large garden that is generally over 50% of the floor area of the dwelling.
• 13.3 Even with the large gardens proposed it is felt with the National Glen on the doorstep, there should be flexibility in amenity requirement.
• 13.4 The commercial premises has suitable amenity space for not only visitors but for users of the building.

• 14.0 Outlook

• 14.1 Windows proposed within the dwellings, will maximise natural light penetration within the rooms. The proposed respects the original theme of sash windows.
• 14.2 The semi detached dwellings will have a pleasant outlook to their rear elevation directly onto the National Glen. The front elevations will look out onto the car park and surrounding dwellings. This will be a vast improvement on the existing.

• 15.0 Overlooking

15.1 Overlooking will not be an issue from the proposed residential or commercial buildings given the distance to any surrounding properties and the overall designs created.

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• 16.0 Impact on Trees
• 16.1 The Southern boundary of the beer garden site is directly to the National Glen. There are multiple trees along this boundary area, with species including Cypress, Pine, Fir, Oak, Sycamore, Spruce and Ash.
• 16.2 This boundary is rather steep down to the Glen and some of the trees mentioned above are directly on this slope with partially exposed roots.
• 16.3 Whilst not necessarily the most aesthetically pleasing of trees, they are one of the first visuals for visitors to the Glen. As such the proposal has been created to not impact the trees in any capacity and ensure the proposal remains subservient to the nature.
• 16.4 The approximate maximum spread of these trees is 7 metres. The proposed dwellings will be located a minimum 9 metres from this boundary, well outside of the canopy spread.
• 16.5 Any development within this proposal will be undertaken with the professional assistance of a Structural Engineer. This will be very important as it is proposed that pile foundations or similar would be designed and utilised for the beer garden dwellings to eliminate any potential impact on the tree roots that could occur with standard foundations. Whilst pile foundations would technically not be needed outside of the tree canopy spread zone, they would be utilised throughout for added safety and protection.
• 16.6 A full tree survey would be undertaken and a written proposal compiled for review and approval by both planning and Building Control Departments prior to any construction works being undertaken.

• 17.0 Impact from Trees
• 17.1 The trees to the Southern boundary of the beer garden are rather large in size, nearing 70 feet for some.
• 17.2 This height is not complete from the ground level of the site as they are situated on the

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slope going down to the Glen. As such, the potential overbearing factor is less.

• 17.3 The proposed ridge height of the dwelling is approximately 8.4m. This will be comfortably below the canopy spread of the trees and means that the 9m distance to the trees will be felt throughout the entire dwellings.
• 17.4 Whilst the trees will take away some natural sunlight from the dwellings, it will not be to a detrimental level given the past comments. The floor layouts have been created so that both front and rear elevations are utilised by the primary rooms to the dwellings. The rear gardens are larger than the ground floor footprint of the dwellings to give a pleasant clear outlook that is not hindered by the trees. The trees will lend themselves to be a pleasant backdrop to the site that will be savoured.

• 18.0 Impact on Glen entrance
• 18.1 The proposed semi detached dwellings to the beer garden part of the site are closest to the pedestrian entrance to the Glen. The closest part of the proposed dwellings would be over 6 metres away. In the past, proposals have been put forward that would create visibly impactful designs that would take away from the natural beauty of the site.

• 19.0 Drainage
• 19.1 It is proposed that the foul drainage from the dwellings and commercial premises would run out to the front onto Shore Road and tap into the existing foul sewer running down the road.
• 19.2 The commercial building and beer garden dwellings will have soakaways installed within the car park area to allow them to be 5 metres from any building and also not be near the slope into the Glen. This to confirm is not allowed re Building Regulations and also is another factor in minimising impact on the stability of the boundary tree line.
• 19.3 A full percolation test would be needed but the aim will be to separate the foul from the

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surface drainage to reduce the inflow to the main sewer.

• 20.0 Landscaping
• 20.1 The front curtilage of the dwellings will have a mixture of hard and soft landscaping.
• 20.2 The paved areas will have a permeable hardstanding that matches the dark grey colour of the windows, guttering and fascias. It is important that these hardstanding areas are permeable material to eliminate any impact on surface drainage.
• 20.3 Small lawned/planted areas will be located along each boundary between dwellings. A mixture of shrubs, planting will be incorporated.
• 20.4 Boundaries will be created with dwarf stone walling to the front to tie in with the local vernacular and close boarded fencing to the side and rear. The existing natural hedging and shrubs to the rear are proposed to be kept as much as is feasible. Any new to be planted will be chosen to tie in with the existing.
• 20.5 The rear gardens to the beer garden dwellings will be laid to lawn and partial permeable paved patio.
• 20.6 It is proposed that the actual material used for the paving, patio and driveways is confirmed with the Planning Department prior to ordering so agreement can be had on type used.

Conclusion

It should be considered that the proposal can be viewed favourably when assessed against each of the key criteria. Provisions have been made from the Development Plan with strong regard for Strategic Plan Policies:

• General Policy 2

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• - Housing Policy 14
• - Strategic Plan 1
• - Strategic Plan 2
• - Strategic Plan 3
• - Environmental Policy 3
• - Environmental Policy 28
• - Environmental Policy 42

As described in this Planning Statement, it is felt that the proposal complies with the Policies outlined above.

The site as a whole sits clearly within the Glen Maye Village Settlement. As the site currently stands within the 1982 Plan, it is predominantly residential.

From our review alongside the preparation of this application, there does not seem to be any proposed residential sites within Glen Maye on the ongoing new North and West Area Plan.

The proposal we put forward is felt to meet the needs of the Island as a whole and Glen Maye as a village by allowing for proposals both residential and commercial/mixed use to be undertaken.

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Appendix 1

Appendix 2

Solar Slates Example Image

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25

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