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FOR Redacted
KINRADE ASSOCIATES LIMITED STELLA MARIS - MOUNTAIN ROAD - RAMSEY - ISLE OF MAN
DECEMBER 2020
The planning application is an outline application only seeking approval in principle to erect a new dwelling on land situated between "Cornerways" and "Ballakeenan Beg" at Jurby West Crossroads, Jurby. The site is open vacant land with a roadside frontage to the main road leading towards Jurby and Church Road which leads up to Jurby Church and is a cul-de-sac. The land is currently unused for any domestic or agricultural purposes.
The site has a 32.000 metre main road side frontage and is bounded along the main road by a low, grass covered sod hedge with a grass verge in front of the hedge. The Church Road frontage had an original vehicular access but is now bounded by hedging with a similar grass verge in front of the hedging abutting Church Road. The site is flat and relatively level but the land behind is elevated and rises up towards Jurby Church which sits considerably higher than the site.
The proposed development seeks to utilise this infill plot for a new dwelling for the Applicants, Redacted. The intention would be to construct a two storey dwelling along the lines of a traditional Manx style dwelling, as indicated within Guide to the Design of Residential Development in the Countryside - Planning Circular 3/91, and the main part of the proposed dwelling would have a natural Manx stone facing with a natural slate pitched roof. Windows would be slightly irregular to provide a more random effect rather than the more traditional "two up two" down style of regular fenestration. To the side of the main two storey dwelling, would be a slightly lower outlet with more modern features to give the impression of a modern addition to an originally styled dwelling. The side outlet would contain more glazing than the main two storey cottage style property.
Accommodation within the dwelling would comprise of a downstairs Living Room, Dining Room and Kitchen area which would wrap around the main two storey dwelling. The part of the dwelling accommodating the Dining and Kitchen areas to the rear of the property would be set under a traditionally styled cat-slide slate roof to keep the overall height of the proposal to a single storey at the rear extremity. The remaining space at Ground Floor level would be occupied by a main entrance Hall with staircase leading up to the First Floor level, a Bedroom with En-suite Bathroom or Wet Room facilities, some cupboard storage space and a lift to provide access to First Floor level.
At First Floor level, there would be a further three Bedrooms with Bathroom accommodation. The Bedrooms would have access from a wide Landing area and the lift would also access on to the Landing.
The accommodation, whilst spacious, is not excessive.
There would be an external drive and off-road parking area with space to manoeuvre vehicles on site in order that they may enter the road system in a forward manner.
Redacted and currently live in Redacted Redacted at The Threshold in Jurby. There is an accompanying letter from Redacted outlining their personal reasons for wishing to build a home of their own and this also gives their reasons for wishing to remain in the neighbourhood.
Redacted Redacted Redacted have set up their own business (Northern Fuels) and operate from Jurby Industrial Estate, they would very much wish to remain in the neighbourhood close to their workplace. There are very few opportunities to purchase a dwelling in Jurby, or in fact anywhere, to suit. Redacted , so, to have the opportunity to possibly be able to construct a new dwelling to meet the demands of his Redacted would improve the quality Redacted
Redacted Although the dwelling shown within the planning application is not ostentatious by any means, the Hall and Landing areas are wider than normal to accommodate easy wheelchair access, the Ground Floor Bedroom is of a good size with adjoining En-suite / Wet Room and the main Living Room, Dining Room and Kitchen areas are all open plan to make access much easier. The lift would also extend to the First Floor accommodation. The site is level, an important consideration for Redacted and access into the proposed dwelling would, again, be on the level at both the front and rear of the proposed dwelling. The location would be ideal as their business is in close proximity at Jurby Industrial Estate and the property would not be isolated but set within a small community wrapped around Jurby Crossroads. If they were given the opportunity to have a new dwelling "custom made" to suit their particular needs, it would improve the families quality of life considerably and would also fee-up their current Redacted to allow another family the opportunity to live in Jurby.
The site upon which Redacted wish to construct their new dwelling was part of a larger site owned by local farmers, Redacted An application to site a new farmworkers dwelling on part of this land was approved at a Planning Appeal in 2008. A subsequent Reserved Matters application was submitted and approved by the Planning Department for the new dwelling. The new dwelling at "Ballakeenan Beg" was constructed on part of the site with a large open area remaining between "Ballakeenan Beg" and "Cornerways" which sits at the junction of Jurby Crossroads. Within the planning application for the new dwelling, the existing vehicular access on to Church Road was shown as being built-up and this work was carried out. At the time of submission of the outline planning application seeking approval for the new dwelling. The site was wholly edged in red, and this included the site now forming the subject of this outline planning application. A drawing dated November 2007 and indicating the location for the proposed new dwelling at "Ballakeenan Beg" is enclosed with this Statement at APPENDIX 1. It clearly shows the whole of the site edged in red, suggesting the whole of the site was to be used for residential purposes.
The site is not specifically designated, nor zoned for, residential use as identified within the Town and Country Planning (Development Plan) Order 1982. However, the site is an infill plot forming part of a community and cluster of dwellings, some new, around Jurby West Crossroads. Strategic Policy 2 and Spatial Policy 5 of the Isle of Man Strategic Plan 2016 indicate that new development will be located primarily within existing settlements and permitted in the countryside only in accordance with General Policy 3. General Policy 3 states that development will not be permitted outside of those areas which are zoned for development in the appropriate Area Plan. Environment Policy 1 of the Strategic Plan states that development which would adversely affect the countryside will not be permitted unless there is an over-riding national need. Environment Policy 2 provides that, in an Area of High Landscape Value, the protection of the character of the landscape will be the most important consideration, subject to certain specified exceptions. Environment Policy 1 seeks to ensure that development would not have any adverse visual effect on the countryside. This part of the Policy allows consideration to be given to proposals in the countryside which are not strictly in accordance with zoning or other policy requirements. The specific effect of this proposed development should be balanced against the aims and objectives of the Policies which seek to protect the countryside and to protect the character and quality of the surrounding landscape. In this instance, the proposed dwelling would be flanked by three existing properties in total with a further property on the opposite side of the main road (Church View Cottage) and further properties situated around Jurby West Crossroads and along Church Road. This proposal should be perceived as an "infill" development within the surrounding residential neighbourhood as opposed to an isolated residential unit in the open countryside. The property would be set behind "Cornerways" and would share the same frontage line as "Ballakeenan Beg". Given the amount of open space on each side of the proposed dwelling to both "Cornerways" and "Ballakeenan Beg", the new dwelling would not adversely block views of the open countryside to the rear, which are elevated in nature and form, compared to the level nature of the site subject of this planning application. Apart from "Ballakeenan Beg", the property known as "West Nappin Bungalow", beyond The Old Smithy on Church Road, is a relatively recent new construction and this property has had a number of renovations and extensions carried out since its' original date of construction. This property is not traditional in form and style but, nonetheless, now forms part of the streetscape amongst the more traditional dwellings in this small settlement. There are quite diverse sizes and styles of properties in the immediate neighbourhood and these range from traditional two storey dwellings to more modern bungalows. All have a range of differing finishes from natural stone facings, plain rendered and painted finishes and more modern dashed finishes. Roof coverings also vary and it would be fair to say that there is no one particular size or style of dwelling in this locale. We feel our design approach reflects some of the better qualities of the neighbourhood with stone and natural slate finishes and also respects the requirements of Guide to the Design of Residential Development in the Countryside - Planning Circular 3/91. Photographs indicating the varying sizes and styles of dwelling in the neighbourhood are shown at APPENDIX 2.
Foul drainage to serve the proposed new dwelling would be via a Klargester Bio-disc sewage treatment unit, as is the case with "Ballakeenan Beg", and there is ample surrounding land on the site to accommodate the tail drain system from a new Klargester unit. Septic tank drains probably exist to all dwellings in this community. Surface water drainage would be to new soakaways on site and, again, there is ample land upon which to install new soakaway systems. The site would be served with mains electricity and water services all of which are to hand.
The outline planning application seeking approval to construct a new dwelling at "Ballakeenan Beg", indicated the building up of an existing vehicular access on to Church Road. Within this proposal, we would seek to reinstate this previous vehicular access and utilise Church Road as the main vehicular access into the site. A new drive with parking areas would be installed within the site and the hard surfaced areas would accommodate off-street car parking for at least three vehicles with enough space to be able to manoeuvre on-site to ensure that any traffic movements away from the site entered Church Road in a forward manner. There is a grass verge beyond the existing hedge abutting Church Road and adequate visibility would be afforded in both directions from the vehicle emanating point up towards Jurby Church as well as looking south east towards the Halt sign at Jurby Crossroads. Church Road leading up to Jurby Church is a cul-de-sac and therefore has limited vehicle movements, possibly ensuring a safer vehicular access point. There would be a pedestrian access from the front of the proposed dwelling leading to the main road.
In conclusion, our view is that, notwithstanding the fact that the site is not specifically zoned for residential development, we consider the proposal to be development of an "infill" plot within an existing residential development forming a community around Jurby West Crossroads. The outline planning application clearly defined, and included, the site (subject of this planning application) within a red line curtilage which sought approval for residential development. That particular planning application (for "Ballakeenan Beg") was approved and we believe the residential status was applied to the whole site and not just the parcel of land upon which "Ballakeenan Beg" sits. We feel our proposal would not have a detrimental impact within this countryside location but, would infill a vacant plot of land in a sympathetic manner with a proposed dwelling compatible with the varying sizes and styles within the neighbourhood. It would also create a Redacted family home for Redacted and their family within Jurby where they have grown up and established their own business on Jurby Industrial Estate. By granting approval, it would enable Redacted to have a family home of their own and free up a property at The Threshold for a new occupier.
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Isle of Man Government Camera: 396 m 54°21'20"N 4°31'52"W
23 m
EXISTING VEHICULAR ACCESS BLOCKED UP USING HEDGERON/ PLANTING TO MATCH TUBIT OF THE EXISTING ROADSIDE HEDGE
EXISTING SOD HEDGE APPROX 1300ML HIGH
EXISTING SOD HEDGE APPROX 900ML HIGH
EXISTING ROADSIDE SOD HEDGE APPROX 1200ML
PROPOSED 6000ML WIDE VEHICULAR ACCESS TO BE FORMED IN EXISTING ROADSIDE SOD HEDGE. SOD HEDGE FALLING WITHIN WATCHED AREA TO BE TAKEN DOWN TO A MAXIMUM HEIGHT OF 1060ML ABOVE ROAD LEVEL. HOW DRIVE TO BE FORMED IN STEEL SCALDINGS WITH DUST BLINDING SET OVER HARDCORE BASE DRIVE TO PROVIDE MINIMUM 216 ON-SITE PARKING SPACES WITH TUBING AREA TO ALLOW FOR EXIT FROM SITE IN A FORWARD GEAR
• SITE PLAN (1:500)
MINIMUM SHANT LINES OF 2000ML X 3600ML FOR A ROAD WITH A MAXIMUM SPEED LIMIT OF 30MPH ARE INDICATED. ACTUAL SITE LINES ON SITE FAR EASED THIS MINIMUM REQUIREMENT
Architectural Design Consultants
Kensery Isle of Man IM8 1BJ
Tel: 01624 813219 / 814178 Fax: 01624 816436 e-mail: [email protected]
Client: Redacted
Contract: ERECTICH OF PROPOSED DETACHED FARM WORKERS DWELLING IN FIELD No 210313, ADJACENT TO 'CORNERWAYS' JURBY WEST VILLAGE JURBY.
Drawing Title: PLANNING DRAWING
| Scale: 1:100 | Drawing No.: | Rev.: |
| Date: NOVEMBER 07 | 06 0030/18 | |
| Drawn By: C. FRENDER |
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