Loading document...
PROPOSED RESIDENTIAL DEVELOPMENT OF LAND TO REAR OF COOIL AVENUE AND FRONTING ON TO BEACHTIELD AVENUE.
The site of approximately $5500 \mathrm{~m}^{2}$ of open land, zoned residential on the 1994 Kirk Michael local plan. It is virtually flat, with a height variance of less than 600 mm over the whole site. The site has been used as a horse paddock, though recently it has been generally unused.
The proposed application seeks planning approval for development for the land as a residential development, relating to the following matters:Access - for vehicles and other means of access (bicycle or foot) to the properties proposed. Density - Size, type and density acceptable for their location. Service Provision - To ensure that properties can be provided with services. Drainage - both foul and surface water - to establish that the site can be provided with adequate drainage. Amenity provision - That matters dealing with existing and proposed natural and introduced features and sufficient open space to proposed development.
While house details/design are currently not part of the application, the applicant wishes to have the site developed for medium sized family homes, currently envisaging two major types, these are indicated on the drawing to assist in consideration of the application.
Type A - Two storey house type - four to five bedroom, family homes in the region of $280 / 300 \mathrm{~m}^{2}$
Type B - Two storey house type - three to four bedroom, family homes in the region of $200 / 230 \mathrm{~m}^{2}$.
Detailed house designs will be the subject of detailed applications, covering matters such as design, siting, and parking and such may vary from the indicative house sitings shown on the application site plan. Parking requirements are met by sharing that provision of a minimum 2 spaces/dwelling can be accommodated.
The site area in this application is approximately $5500 \mathrm{~m}^{2}$, not including the area of the current access roads, the road verge that our client understands is in their ownership. The built density for 6 plots in the region of $900 \mathrm{~m}^{2}$ per dwelling on average.
Access to the site. Currently 3 access points to the site exist, two from Cooil Avenue and one from Beachfield Road.
The existing access between Yn-Thie-Ain and Thie-Ny-Chree is an access which currently serves as access to the stables building and its forecourt.
The existing access between Halcyon and Cooil Shelagh serves the new bungalow currently under construction (approved under P.A. 11/01722/A) and it is proposed to provide an access to plots 1,2, and 3 as well as a service route.
An existing field access exists at the western end of the site. The proposal is to create access to the site from Beachfield Road, in addition to the Cooil Avenue access roads and it is to serve as an access for plots 4 to 6 .
Due to shape of the site and in order to minimise overly long service roads, it is proposed to use the three existing access points to the site. This will provide access over private roads but of a width and design that would suit a public road by the Highways Department standards. Currently the roads leading to the site are low speed approaches. Cooil Avenue is a dead end private road, with a poor surface, leading to slowing of speeds and the access points are only 37 m and 88 m approximately, from the junction with Station Road. Thus speeds at these access points are subsequently low by this junction. Beachfield road is a single width road of poor irregular surface, which leads beyond the site to Beachfield farm, and four further properties beyond the application site. Low traffic flows and the roads narrowness and poor surface thus minimise speed. The corner turning to Beachfield Farm acts to slow traffic in that area. The verge (understood to be reserved with the application site for a future road widening that has not been constructed.
The verge (understood to be reserved with the application site for a future road widening that has not been constructed. The applicant proposes to undertake the clearing of shrubs and small trees that exist on the verge and replace with planting, (as required) on the inside of the hedge to the frontage. The verge then can be formed as road surface (as it is understood was to be the original intention), to Highway Department standards, providing a double width carriageway, for access to all properties on the roadway. If it is deemed more appropriate, an alternative of passing bays to highway standards, would be acceptable to the applicant. The hedge along the road frontage is already and is to be kept low (below 1 metre)
It is proposed to connect the properties to the main drainage system in Cooil Avenue. Ground levels do not allow for a gravity fed system for the whole site. The bungalow under construction, adjacent (in the ownership of Nordwest Ltd) has been approved with a pumped drainage system. The proposal for this application, is to join with the existing bungalow in a suitably sized pumping station to take the 6 No. new and the existing dwellings sewerage into the existing drain connection in the hardstanding area in front of the stable block and then onto the foul drains on Cooil Avenue for discharge into the mains foul system.
It is proposed to provide a surface water sewer, taking the road water and some or all surface water from the dwellings to a drainage field, located by the western end of the land owned by the applicant, Nordwest Ltd. If required, attenuation tanks will be built into the system, to accommodate for excessive flows. Soakage tests taken on the site for the new bungalow indicated high levels of permeability exist on the land. If ground conditions allow and if acceptable to Building Control, some disposal in individual properties via soakaways may also be used for surface water disposal, lessening the requirements for a communal soakage system.
It is intended to retain where possible, the existing rural hedging to the site and enhance the site to provide visual amenity for both existing residents and for the new dwellings.
The site plan shows area of planting of suitable species to 1) The Beachfield Road frontage 2) On the boundary to the existing large dwelling, owned by the applicant 3) Between No.1 and Yn-Thie-Ain on Cooil Avenue and the site. Planting would be of species suitable to the site and to a scheme that is acceptable to the Planning Department.
Service enquiries undertaken, indicate a supply of water and electricity can be made to the proposed properties. Telecom services are to be made to the site and it is intended that the properties have a gas supply also.
Copyright in submitted documents remains with their authors. Request removal
