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Planning Statement Read in conjunction with documents as per attached issue note
1 Introduction This statement has been prepared in support of an application for a new dwelling in the garden of Strathallan Cliff. It seeks to identify and explain the various consultations undertaken and factors considered relevant.
2 Site The site extends to approximately $560 \mathrm{~m}^{2}$ ( 0.135 acres) and forms part of the garden of Strathallan Cliff, bordered on the north and east by the roadway and house and to the south and west by the grounds of Tremissary House, the driveway to which separates Coachman's Cottage and Cliff Cottage bungalow from the immediate boundary.
An existing single storey garage will be removed as part of the development.
The site steps down from the adjacent road level and slopes gently to the south before the ground drops sharply away in the neighbouring property. Site levels are included on the drawings with the datum being the ground floor of Strathallan Cliff.
3 Trees There are a number of trees of varying types and quality situated on the lines of the boundaries to the north and west. These are plotted on the site plan included in the application. The Forestry Officer has been consulted and advised that the mature elm
abutting the boundary wall (north elevation) to the road be retained, but that the sycamore may be removed. He has also accepted that further sycamores on the west boundary be removed provided replacement planting be undertaken. In order to ensure that the elm is properly protected and also to identify suitable replacement planting he has requested a report by a qualified arborist. Ben Brooker of Manx Roots has been commissioned to prepare this report which will be submitted as part of the application. All recommendations will be fully implemented as and when any development takes place.
The site is in an area designated as “predominantly residential” on the Onchan District Plan. Consultations were held with the Planning Department and Chris Balmer, Planning Officer, visited the site. As a result it was possible to confirm that there is adequate open space available for a building and also to agree that the design of the new building should respect the neighbours privacy but it was noted that the driveway affording access to Tremissary House passes in front of Coachman’s’ Cottage and Cliff Cottage Bungalow such that there should be no loss of privacy or disturbance to the existing dwellings.
There is a single garage on the site which presently serves Strathallan Cliff. An integral double garage serving Strathallan Cliff has been approved (PA15/01247/B) so the parking for the main house has been/will be removed from the site. The site plan shows the new dwelling with adequate parking and turning with site lines that meet traffic safety requirements. Andrea Hawley, Traffic and Transport Technician for Highways Services advised on the garage development and her recommendations have been used as the criteria for the current application.
The various service authorities have been contacted and have confirmed that services are available to the site. The invert levels of the mains sewers are also such that it will be possible to link in the new drainage. Details will be supplied if requested.
Designated predominantly residential on the local plan, there are any number of different building types and materials extant in the immediate area. The architecture of Strathallan Cliff dominates the site and has influenced the design of the new building which also respects the other adjacent properties.
There is a crossfall of approximately 1.5 metres from north to south such that the house has been cut into the garden to effectively establish two ground floors. This permits level access to the garage while at the same time affording the principal ground floor views and access to the garden. The context elevation shows how the new building sits relative to its immediate neighbours and the layout is such that there are no windows in habitable rooms in the side elevations
The site is in an area zoned for development. The new building is not detrimental to its neighbours or other properties in the area. It can be accessed and serviced efficiently. It is of domestic scale appropriate to its setting such that we would ask that approval be granted for this development.
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