Outline Planning Statement

Outline Planning Application For Approval In Principle To Redevelop Site And Construct Two New Dwellings At Brae Villa Tromode Road Douglas

We believe that the site in Tromode Road is of great residential development potential. Previous planning applications for apartments have been rejected (04/00105, 06/00534, 07/01101) as being out-of character with the existing dwellings, and for not providing adequate amenity space.

Alternative applications were then put forward for individual houses, (08/00421), but were rejected on the grounds of not providing "an adequate residential environment for the future occupiers of the site." These concerns were addressed in a new detailed application (09/00163), which was approved by the Planning Committee, but rejected on appeal to an independent inspector on the grounds of its impact on the occupants of Tromode Lodge. This current Application addresses all these concerns.

Rather than construct a new dwelling in the gardens of Brae Villa, with possible complications of "back-building", this new proposal will require the demolition of Brae Villa. The previous above approval of the Planning Committee established that the site could accommodate two dwellings. The two new separate houses will each have their own driveway, turning area, and gardens. Although the proposal is in outline only, we have taken into account the comments made by Planning Officers, Committee, and Inspectors in drawing up the application. We would like to emphasise the following points:-

1. The development would be in character with the neighbouring properties and similarly sized, being individually-designed, detached, of at least 3000 sq ft living area (over split levels)

1. Access to both properties would be from Tromode Road. The houses would be at least 6m from the highway, following the front building line of Tree Cassyn. Following consultations with DoT, we have included their provision of 2m x 36m sight lines to both entrances. The front wall would be retained but its height reduced to 1.05m, and low-growing trees and bushes would be planted in front of both houses. The plan will markedly increase visibility along that stretch of Tromode Road, and make the exit from the lane behind Brae Villa much safer. The overall effect will be to improve the visual aspect of the front boundary of the site.

1. On both side and rear boundaries, all the existing mature trees would be retained, keeping the overall green leafy appearance of the site. The new dwellings are well clear of the overhang of these boundary trees. Having consulted with DAFF, a dead conifer tree and a clump of leylandii which have outgrown their environment in the middle of the garden will be removed. For clarity, these trees are not shown on the accompanying plan.

1. The footprint of the new dwellings is of similar size to adjacent detached properties, giving the occupants good-sized living and garden areas, without over-intensive use of the site. The advantages of the sloping nature of the site and the southern-facing aspect, could allow split-level

Jenni Quiggin 21 Shore Road Peel IM5 1NH

construction, with sun terraces, and perhaps include dormer or velux-type windows. The properties would not directly overlook Tromode Lodge, and further screening could be planted which would not affect the morning sunlight enjoyed by that property.

1. Spaces for car parking are shown alongside each dwelling, and turning areas have been allowed for.
2. Both dwellings will have space for individual gardens and terraces, taking advantage of the drop in levels within the site.

Jenni Quiggin $6 / 11 / 09$