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New Residential Development Cranleighville, Glen Road, Laxey For Mr and Mrs Mills PLANNING STATEMENT Introduction
architects and urban designers 1900243
This application on behalf of Mr and Mrs Mills and is for full approval for the demolition of the existing dwelling and the erection of three new dwellings, with associated drainage, external works and a new vehicle access onto Glen Road.
The development will create two four-bedroom houses and one three-bedroom house. Planning Officer Chris Balmer advised the Applicant in a pre-application consultation.
The site lies in the Laxey Conservation Area. The site layout is designed to be respectful to all adjacent properties. Every attempt has been made to make the new dwellings equi-distant from each of the neighbouring dwellings, on both sides of Glen Road. The new dwellings are two-storey and are similar in size and scale to other properties along Glen Road. The orientation of the dwellings reflects the orientation of other dwellings in the locality with two dwellings parallel with Glen Road and one dwelling perpendicular to Glen Road.
Having looked at the other dwellings in the locality, the new dwellings are designed to be traditional in form with features such as:
To soften the visual impact of the gable of the dwelling that is perpendicular to Glen Road we have introduced a lean-to natural slate roofed car port.
Following pre-application comments received from Highways Development Control, the Applicant appointed Sanderson Associates to advise on transport matters. A copy of their letter to Highways Division dated 11th February 2019 is included with this application.
The new access is planned to be in the same location as the previously approved application PA 04/01579/B. The proposed access is 6 m wide, with tarmacadam finish, which extends 6 m into the site from Glen Road. The adjacent boundary wall is 1 m high to allow visibility over. The access tarmacadam finish falls towards the site to avoid surface water draining onto the Glen Road. The access is formed with dropped kerbs and tactile paving on the footpath adjacent to the access. The speed limit to the Glen Road on this stretch seems to be 20 mph . Sanderson Associates (SA) arranged for a speed survey on Glen Road. This showed the mean speed to be 17.5 mph . SA have advised that an offset of sightlines of 0.6 m from the kerbline is reasonable; and therefore, they advise that
sightlines of 2.4 x 25.9m and 2.4 x 48.5m can be provided to the left and right respectively and this has been indicated on our proposed site plan.
Each dwelling has two parking bays, each is 6m long by 3m wide. There is a manoeuvring and turning area in the centre of the site. SA have demonstrated that a fire tender can reverse in and drive out of the private drive. It is not intended for refuse vehicles to enter the site and as such a communal waste collection point is indicated on the proposed site plan near the Glen Road access.
The existing dwelling on the site, which is set below road level and lower than adjacent land, has been subject to flooding in the past. Manx Utilities Projects and Strategic Planning Section highlighted there was a flood risk for the site and advised the ground floors to be 600mm above existing ground levels. Therefore, the three dwellings are set 600mm above existing ground levels to mitigate any impact from flooding. The Ground floors will be of block and beam construction so flooding under the houses will not be a problem. DDA ramps and steps are provided to the main access to each dwelling. The IOM Government has also carried out other river flood mitigation works, including a new higher and wider bridge and river bed works, to mitigate the impact of rises in river level in the future.
There is an existing public surface water drain running across the site. It is proposed to replace this length of drain along with new manholes into which the surface water for the development will be discharged.
There is an existing public foul sewer and manhole in Glen Road next to the site. A new foul drainage system will be constructed on site. It is anticipated that we will use the existing foul drain connection that exists on the site to discharge the new foul system.
We believe the design of the proposed development addresses the challenges of developing in a Conservation Area in a small village and also addresses the other constraints of the site. We also believe the development to be respectful of the locality in scale and appearance. Therefore, the Applicant respectfully requests the Planning Committee to grant approval to this application.
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