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The plot of land is located between the dwelling of Fo Chronk and Greens Restaurant, on Station Road, St Johns. redacted wish to build a new two-bedroom dwelling on the plot. redacted wished to have their new 'forever home' to be contemporary in style with an industrial aesthetic.
There is a restaurant, public house and dwellings nearby on this locality of Station Road. The other dwellings in the locality of Station Road are a mix of detached, semi-detached houses and bungalows. The roofing materials in the locality are a mix of slate, artificial slate, and plain clay roof tiles. The wall materials in the locality are a mix of facing brick, dashed render and painted smooth render.
The constraints on the site are:
The proposed dwelling is predominantly single storey but with a second storey master bedroom above the garage. The design is contemporary with materials selected to include self-coloured render, timber-effect cladding and metal such as dark grey zinc sheeting on walls in places and roof. The self-coloured render is predominantly on the north elevation, and the timber effect cladding is predominantly on the south elevation. The selection of the contemporary materials for parts of the new dwelling has purpose. The selection of the timber effect cladding is to soften the outlook from Fo Chronk looking over the south elevation of the new dwelling; and whilst the
1836-01 planning statement
new metal or zinc sheet roof is a contemporary material it has a tonal appearance that will be similar to that of a slate roof.
To overcome the site constraints above, we have designed the dwelling to be single storey for most of the dwelling and particularly when adjacent to Fo Chronk. The eaves of the single-storey section opposite the Fo Chronk dwelling, are set as low as is possible at 2.1m above ground floor level. The dwelling is also stepped down to follow the slope downwards of the site towards Station Road to reduce further any visual impact on Fo Chronk. This low eaves and stepping down, combined with the fact that the first storey above the garage is contained within the roofspace will also ensure the new dwelling does not create an overbearing impact on the outlook from Fo Chronk. The designed dwelling has no windows looking directly towards Fo Chronk along the frontage that directly faces it, to ensure there is no overlooking from the new dwelling, protecting the privacy of Fo Chronk. The reduced eaves height of the single storey section of the dwelling, opposite Fo Chronk, will also help to reduce any impact on daylight to the lower ground floor window on Fo Chronk that overlooks the new dwelling. The dwelling has also been designed to fit around the tree, as can be seen on the plan and 3-d view; and as shown on the site plan it will be protected by heras fencing during construction. Where Fo Chronk has a lower ground floor window we have taken advantage of the sunken area of the site, to design in a sunken garden to minimise any impact upon the outlook from Fo Chronk and we have also broken up that façade with a set-back in the floor plan to create a light well in the dwelling for windows to the Bedroom 2 and the Lounge. Where we have the two-storey section of the dwelling and the glass walling to the kitchen dining area and terrace, the rear garden to Fo Chronk is some 2 to 3 metres below the level of the plot and will be separated from the new dwelling by a new fence, hedge, shrubs and trees; therefore there should be no overlooking and there should not be any impact on privacy.
The front elevation façade of the proposed dwelling is set on the presumed building line along the Station Road frontage. Following email correspondence with Highways Development Control there is only a pedestrian access along this frontage with a bin store so that bin collection can be from Station Road. Following advice from Highways Development Control we have shown access from the lane to the rear of the plot. redacted have a legal right for access along the lane to the Peel Road. This lane has an existing access onto the Peel Road and this will be the principal access for the dwelling. The required visibility splays onto Peel Road of 43m x 2.4m can be achieved and are shown on the site plan.
The highest part of the dwelling, the ridge of the roof over the garage/master bedroom is 7.8m above ground level, and compares well with other ridges in the locality with Claireville opposite at 7.7m above ground and West View ridge at 7.3m above ground level.
1836-01 planning statement
The landscaped front garden to the west elevation; the landscaped sunken garden and terrace to the south elevation and the walled garden to the north elevation provide sufficient amenity for redacted to enjoy in their dwelling.
The new dwelling and plot is set some 91m away from Tynwald Hill, and the new dwelling is mostly obscured from the view from the monument by the buildings along Peel Road including Greens Restaurant, Tynwald View and the Culture Vannin building. There may be a chance of seeing the dark grey roof of the single storey section on the Station Road frontage, but the dark grey roofing would blend in tonally with the other roofs in the locality. Looking from Tynwald Hill the roof to the garage/master bedroom would most likely be obscured by the Culture Vannin building roof. Therefore, the new dwelling would have no detrimental impact on the monument.
There is no overshadowing by the new dwelling towards Fo Chronk as the new dwelling is located north of Fo Chronk.
redacted had a meeting with their closest neighbours, the residents of Fo Chronk, Mr and Mrs Simpson and their family on Sunday 21st June 2020, to review the proposed planning drawings and they did not have any objections to the proposed new dwelling. redacted reported the redacted were pleased with the design proposals.
Conclusion
redacted believe they have created their unique 'forever home', and in doing so they have been respectful to their neighbours, consulted with them and created a sensitively designed dwelling that is appropriate in size, form, scale, massing and appearance for its locality. redacted redacted respectfully request that planning permission be granted for their application.
1836-01 planning statement
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