Loading document...
| Received | 02/10/17 | 16/00650/8 |
| Amended | ||
| DEFA, PLANNING AND | ||
| BUILDING CONTROL DIVISION | ||
| Town and Country Planning Act 1999 | ||
| Date and Officer Initials | ||
| Decision | ||
| Appeal |
PLANNING & BUILDING CONSULTANTS RECEIVED ON
DEPT OF ENVIRONMENT FOOD AND AGRICULTURE
Proposed creation of 3No residential plots, including access and erection of detached dwelling on Plot 1 at
Land adjacent to Beechfield, Glen Auldyn, Lezayre.
Additional
Directors • C.P. Penketh C.L. Millar Dip Surv Penketh - Millar Limited Company Reg. No. 116687C VAT Registration No. 002 5140 44
1.00 PLANNING DRAWINGS:
1.01 This proposed Design Statement has been prepared as supporting evidence to the accompanying planning application for the proposed creation of three plots, including access and erection of detached dwelling on Plot 1 land adjacent to Beechfield, Glen Auldyn, Lezayre and should be read in conjunction with the following Planning Drawings;
2.00 EXISTING SITE:
2.01 The application site comprises of a parcel of land located on the eastern side of the Glen Auldyn Road, (B16), approximately 600 metres south of its junction with the Lezayre Road, (A3). The application site is generally flat and bounded by existing residential development to the north, south and west.
2.02 A full measured survey has been carried out of the entire site and is indicated on the submitted drawing numbered 1512H/01.
2.03 The application site has a road frontage of is approximately 155 metres taken along the Glen Auldyn Road and a general depth of 132, (20460 square metres/5 acres).
2.04 The west boundary, running along the Glen Auldyn Road, has a traditional sod hedge, with a number of small trees. A metal field gate access is also located generally central and opposite "Garee Veg".
2.05 The east boundary running along the base of the hillside to Glen Auldyn has an open ditch which terminates into a culvert alongside the existing metal field gate access located in the north boundary.
2.06 To the north boundary is a traditional stone bank wall with a metal field gate access providing access into field No 134429 located to the front of "Beechfield".
2.07 To the south boundary is a post and wire fence which provides a division between the proposed site and the first residential dwelling known as "Freshfield"
2.08 An Aerial Photograph is attached at Appendix A, together with a series of on-site photographs numbered 1 to 20.
2.09 The site is located in an area zoned as “Low Density Housing In Parkland” in the relevant planning policy for the Glen Auldyn area, which is the Isle of Man Planning Scheme (Development Plan) Order 1982. See extract copy and Planning Circular 8/89 attached at Appendix B
3.00 PRE-APPLICATION ADVICE:
3.01 Pre-application advice was obtained from the Senior Northern Planning Officer, Mr Chris Balmer, in regard to developing the site with three residential plots, access and detached dwelling on Plot 1. See email correspondence attached at Appendix C. A site visit was carried out on Thursday 17th December 2015 to walk the proposed site and the immediate area, with a follow on meeting held on Wednesday 27th April 2016 to discuss the initial sketch proposals with regards to the proposed vehicular access, plot layouts and design for the detached dwelling on Plot 1.
3.02 Sketch 3D models of the detached dwelling for Plot 1 were also issued to the Planning Officer on the Friday 20th May 2016, for his initial comments. With the final model issued to the planning officer on 25th May 2016, again for his initial comments. See email correspondence attached at Appendix D
3.03 A site meeting was also carried out with Andrea Hawley from the Highways Division on Friday 18th December 2015 with the visibility splay requirements for the proposed access serving the proposed three plots being confirmed as 2.4 x 70 metres in her follow on email date 18th December 2015. Copy of email attached at Appendix E.
4.00 PROPOSED APPLICATION:
4.01 On the advice of the Northern Planning Officer the proposed application has taken the form of a full detailed submission for the creation of three plots, including access and the erection of a detached dwelling on Plot 1. The design for the detached dwellings on Plot 2 and 3 would form separate planning applications, but we have shown indicative locations for the proposed dwellings to these two plots on the submitted site plan drawing number 15 1146/2.
5.00 VEHICULAR ACCESS:
5.01 The proposed three plots would be served by one proposed vehicular access installed within the existing sod hedge located on the west boundary off the Glen Auldyn Road. This new access can comfortably provide the required visibility splays of 2.4 x 70 metres in both directions with only the removal of two trees and the general cutting back of the existing roadside sod hedge so the minimum 1.050m height of un-obstructive view can be maintained for the required splays in both directions. The planting of additional hedgerow and trees back behind the visibility splays would be carried out to both reinforce the existing hedgerow and provide further natural screening between the proposed dwelling(s) and the existing dwellings located on the other side of the Glen Auldyn Road.
5.02 The proposed vehicle access would lead to a new 4.5m wide access road, set behind the existing and reinforced road side hedgerow. The new access road would be finished in rustic brick pavers and would be provided with a 10m diameter hammer head at the far end and a 1m wide footpath on the side of the proposed three plots. All proposed plots would be accessible via this proposed access road.
5.03 Each plot would be provided with the minimum 2No car parking space of 3.250m wide x 6.000m long and space to manoeuvre to allow for a vehicle to enter and leave the proposed plots in a forward gear.
6.00 PLOT 1 APPEARANCE/DESIGN CONCEPT:
6.01 Drawing number 15 1146/2/B shows the layout for the proposed three plots including the site access. It also indicates the location of the proposed detached dwellings on Plot 1 with indicative dwellings indicated on Plots 2 & 3.
6.02 The areas of the proposed three plots are as follows;
6.03 Drawing numbers 15 1146/3/A & 4/A indicates our clients design requirements for the proposed detached dwelling to be erected on Plot 1. This forms part of the proposed detailed application.
6.04 The proposed detached dwelling is a site specific design which takes into account the requirements of the relevant planning policy and Planning Circular 8/89, copy attached at Appendix B. The design takes full advantage of the tracking sun and private gardens located to the south-east side of the plot. The proposed dwelling also takes into full consideration the existing residential dwellings located to the south and west with large separation distances far exceeding those generally accepted between two residential units. The proposed dwelling also takes into account the future residential dwelling to be located on Plot 2 with the location of proposed windows being given full consideration so that there is no un-neighbourly development which will have a detrimental impact on the existing immediate neighbouring properties or the future dwelling to be built on Plot 2.
6.05 The general footprint of the proposed dwelling is based upon a traditional formula of many older properties, such as “Gill Rhennie” located directly to the west of the proposed site with a contemporary twist to both the external appearance and use of more modern external finishes. See Appendix F.
6.06 Glen Auldyn has no real set vernacular with regards to architectural design, with various types and styles of properties within the glen of both traditional and modern design. There are single storey bungalows and multi storey houses. The proposed dwelling provides a modern/contemporary 4/5 bedroomed detached dwelling of high architectural quality sited within a plot of at least 1 acre of its own grounds, which is in full compliance of the proposed land zoning and the relevant planning policy.
6.07 The proposed dwelling would be finished externally in a palette of both modern and traditional materials that consider both its semi-rural setting and the existing residential properties in the immediate area, including such material as;
6.08 The proposed dwelling would be designed having due regard to sustainability and reducing energy consumption. The three key issues of the proposed design would be high insulation levels, incorporating high quality double/triple glazed window units, complete airtightness of the proposed dwelling and a fully fitted internal Mechanical Ventilation Heat Recovery system, (MVHR).
6.09 The separation space from the proposed dwelling and any existing residential dwellings in the immediate area has been given full consideration within the proposed design scheme. The nearest dwelling known as “Freshfield”, located to the south of the proposal, is situated approximately 35 metres away from the proposed dwelling. The well recognised separation distance between two dwellings is 20 metres, which our proposals far exceed. There are only three small first floor level windows located in the south-west elevation of the main section of the proposed dwelling. One window would be located in the 4th Bedroom. A high level window, serving an Ensuite Shower Room, which would be fitted with obscure glazing and the other would be a small window located in Bedroom 2, which would be obscured from “Freshfield” via the proposed roof to the single storey lounge outlet located on the south-west gable end.
6.10 As the single storey open plan rear outlet is set further back from the south-west gable end of the main dwelling and the single storey lounge outlet, the large glazed elements to the ground floor open plan living accommodation would be obscured from “Freshfield” via the main two storey body of the proposed dwelling and the single storey lounge outlet, located off the south-west gable end.
7.00 SOUTH BOUNDARY:
7.01 Additional planting and landscaping is to be carried out along the post and wire fence running along the south boundary. This is to provide further natural screening and privacy between the proposed dwelling on Plot 1 and the existing dwelling known as “Freshfield”.
8.00 EXISTING OPEN DITCH:
8.01 The existing open ditch located along the northern and eastern boundaries to the rear of Plots 2 & 3 is to be installed with reinforced concrete culverts rings. The proposed culvert is to be installed in strict accordance with Manx Utilities requirements. The proposed culvert pipe work is to be covered over to form a grass track providing direct vehicle access between the metal field gate located in the north boundary to Field No- 134429 and the upper fields to the east of the proposed plots. A section of new hedgerow and landscaping is to be planted alongside this culvert to provide the separating boundary between Plots 2 & 3 and the proposed grass access track.
9.00 EXISTING TREES:
The proposals would require the removal of two trees to provide the main vehicular access. These trees are indicated on the proposed Site Plan drawing number 15 1146/2 and visibility splay drawing number 15 1146/6 and photographs number 14 & 15 attached at Appendix A. No other trees would require removal.
10.00 SUMMARY:
Copyright in submitted documents remains with their authors. Request removal
