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This is an application seeking changes to house types on a development of 12 residential dwellings which was previously approved under PA 13/91367/B on a site known as Ballakillowey, in Colby. The number of houses and the general massing remains unchanged from the previous approval, however we do propose amendments to vary the aesthetics and enhance sale ability of the development, which is now on site.
The application site covers 10,057 square meters (2.485 acres) and lies within an existing built-up estate between the A36 Sloc Road and the A7 Ballagawne Road, to the north east of the junction of these two public highways. The estate as a whole is characterised by modern dwellings built in the 1970s and 1980s with some older properties alongside the highway. Houses are of mixed form with single and two-storey properties, detached and semi-detached dwellings in gardens of various sizes and shapes. There are detached dwellings on all sides of the site and to the south is Greenacres, a large dwelling in its own grounds set in amongst substantial woodland and designated as Existing Low Density Housing in Parkland on the Arbory and East Rushen Local Plan 1999.
The proposed road layout, landscaping and density of houses remain unchanged from that approved under PA13/91367/B and this application proposes alterations to the house types and their finishes.
The proposed development of 12 properties is made up of 5 different house types of varying size and design. This is to, firstly, provide interest in the over site but also provide choices for potential purchases and achieve a mix in residents. This is an increase in the variety provided in as PA13/91367/B.
The previously approved house styling was quite contemporary, comprising painted render, cedar cladding, some stone cladding and large windows. This style is almost identical to our developments at Palm Winds, Cronk Cullyn and Briarville Gardens. It has also been commented on that the Ballakilley development is not dissimilar.
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We have sold out on the developments we have mentioned with the exception of Cronk Cullyn where we have just 11 out of 59 homes remaining for sale and this site due for completion this summer. Therefore we feel that now is the right time to vary the house types in order to maintain sales. At the same time we felt that this gave an opportunity to complement the existing neighbouring development of Bradda View which is comprised of stone and render.
We propose the amended house types to be of more traditional style incorporating stonework, render and decorative bargeboards and traditional proportioned windows to the front elevations. We have also detailed plots 4 and 12 to have hipped roofs as required under condition 3 of PA13/91367/B.
These proposals do not alter the orientation of those approved under PA13/91367/B with all the properties facing onto the road with their rear gardens facing onto the site boundaries. To ensure that the privacy of neighbouring properties is not impacted upon unreasonably, the existing perimeter trees and planting are retained and will be reinforced further, if required, to improve mutual privacy between adjoining properties.
All tree protection and landscape are as previously approved under PA13/91367/B and as required under condition 2 we have retained tree ref T51 in the rear of the garden of plot 12.
The privacy distances between existing and proposed houses remains unaltered from those approved under PA13/91367/B.
The proposed drainage designs is unaltered from that previously approved and agreed with Manx Utilities under PA13/91367/B and in summary the storm water will be dealt with using a combination of onsite soak ways and attenuated discharge which runs along the south-west boundary of the site. The foul sewage will discharge back into the main sewer in Bradda view partly through gravity and partly through an onsite pumped system. This is due to be constructed in the near future after we have completed site establishment.
The layout of the roads and finishes remain as previously approved and agreed with the Department of Infrastructure under PA13/91367/B and is currently under construction. The site road will be finished in block pavers, to differentiate it from the existing road in Bradda View, which is finished in macadam. All the properties are provided with integral garages and with a minimum of 2 off road car parking spaces.
The existing overhead Manx Utility power lines crossing the site from the end of Bradda View to the will be replaced with underground cables as part of the proposed works as detailed under PA13/91367/B
The proposed properties will be connected to mains electricity, water, gas and telecom.
All planning criteria have already been dealt with or discharged under approval number PA13/91367/B. This application is only proposes to replace the house types and finishes to help sell the properties.
We believe that the proposed alterations are an enhancement to those previously approved under PA13/91367/B and will give the development an individual and progressive identity when compared to the recently completed developments in close proximity and by making the houses different will help us to sell the properties.
The layout, landscape and roads remain unaltered from those approved under PA13/91367/B and the changes relates to the house types and their finishes.
Work on the infrastructure has already commenced and we expect to complete the road, drainage and service installations by early to mid-summer and would be looking to commence with the house types, if approved at that time or sooner.
We trust that we have provided sufficient information for this application to be considered but please do not hesitate to contact the applicant.
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