Planning Statement Kames Court

Land at Kames Court

Planning Statement

Read in conjunction with documents as per attached issue note

1. Introduction

This statement has been prepared in support of an application for approval in principle for the development of land at Kames Court, Cronkbourne. It seeks to identify and explain the various consultations undertaken and factors considered relevant.

1. Site

The site extends to some 600m² (0.15 acre) and forms part of what were formerly the outbuildings and stables of Cronkbourne House. These have now been converted into residential properties but the site has remained undeveloped. This area of land is bounded on one side by a solid stone wall separating it from the adjacent woodland and the well structure which used to serve the estate is still visible to the west (top end) of the site.

A full topographic survey has been undertaken and the survey drawing included in the application

1. Trees

The land to both the north and south of the site is densely wooded whereas there is only a relatively small number of trees on the site. The property was inspected by Mr D Chalk, Forestry Office, DEFRA, and his recommendations are shown on drawing PA1. It was the fact that he recommended the removal of certain trees and that he had no objections to possible building that prompted this application to proceed.

1. Planning policy

The site is in an area designated as “predominantly residential” on the Braddan Parish Local District Plan. Consultations were held with the planning department and Laura Davy, Planning Officer, visited the site. As a result of this visit confusion regarding the extent of the woodland was resolved and an e-mail from her confirming the designation is attached herewith.

1. Access

The site abuts Hollin Lane, one of the roads forming part of the Tromode Woods estate. Consultation with Andrea Hawley of the Highways Division DOI confirmed that there was still spare capacity in the design of the junction of the estate road with

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Ballafletcher Road, such that this development would be acceptable and, indeed, irrespective of the outcome of this application approval has been given for the construction of a dropped curb to provide access to the site, and this has been formed.

6 Services The various service authorities have been contacted and have confirmed that services are available to the site. The invert levels of the mains sewers are also low enough to link in the new drainage.

7 Detail Design Given approval of this application the final design of this development will form part of a reserved matters application which will address any conditions attached to such approval. Ms Davy in her email suggests a single dwelling but it is felt that smaller flats (providing an alternative to “granny flats” to the larger houses in the estate) would be equally appropriate as a management company could ensure the proper maintenance of the grounds.

Drawing PA1 shows the footprint of a building of 100m². Not only does this show that it can be accommodated without impinging on the roots of the trees to be retained but that a two-storey building would be capable of providing three two-person units of c. 45m² each. These meet the standards recommended by Parker Morris in his report Homes for Today and Tomorrow, so will provide more than adequate accommodation.

8 Conclusion The site is in an area zoned for development. It can be accessed and serviced efficiently. Good detail design will provide a building that is not damaging to the surrounding trees, complements its neighbours on the estate, and generally enhances the area by providing additional variety. We would ask that approval be granted such that any detail design can explore its potential without being limited to one particular type of building.