Supporting Information Planning Statement

Design | Management | Construction

Summary 67 KING EDWARD ROAD, ONCHAN

SUPPORTING INFORMATION FOR PLANNING APPLICATION ________________________________________________________________________________________________

Date 12th June 2025 ________________________________________________________________________________________________

Introduction

The Applicants have lived in the house at 67 King Edward Road for the past 20 years and have made various improvements to the building and to the garden / terrace at the back, but with changes in their mobility, they would like to add a front terrace directly adjacent to the main living and dining areas of the house, similar to the terraces, balconies and front extensions many of the neighbouring buildings have added.

1. Existing Site & Building

• 1.1 The building is on a sloping site with a relatively steep driveway, the road itself is a cul-de-sac with little traffic, running parallel to the main King Edwards Road and the Electric tramway.
• 1.2 It is located within an area designated on the Area Plan as being in ‘predominantly residential’ use and is not located in a Conservation Area.
• 1.3 The building was built in the seventies as a dormer bungalow and includes 3 bedrooms. The living areas are orientated towards the south side of the house which enjoys spectacular views over King Edward Bay and Douglas.
• 1.4 The elevations are painted render with large windows to the south facing living areas and smaller windows to the bedrooms facing the back garden and terrace. The windows are white double glazed UPVC casement windows throughout.
• 1.5 The site is bounded by masonry walls of varying height to the right-hand side neighbouring property and timber fencing to the left and back. All adjacent properties are also residential use.
• 1.6 The main access to the property is via a steep driveway off King Edward Road which also provides parking for two cars.

• Image 01 – As Existing / Photo

• 2. Proposed Interventions

• 2.1 The proposals are for a raised ’wrap around’ terrace which will provide seating areas directly accessible of the main living areas at the front of the house. Due to the steep site, the terrace will be raised by approx.

• 1.4m from the ground level at its highest point, which is why it would not be covered under permitted development.

• 2.2 The main terrace area will be located directly outside the dining room. The intention is to change the window in the dining room area to sliding patio doors and add a level-access terrace area outside to provide an easily accessible outside dining / sitting area with a size of approx. 3.2 x 3.4m.

• 2.3 While the stair access to the left-hand side of the building is very prominent, it is not used as a main entrance as it leads directly in the to the living room and the intention is to remove the stair and replace it with a smaller raised sitting area outside the kitchen, providing a more sheltered outside space.

• 2.4 The living room has a very large windows which are causing issues with solar gains during summer time and the client would like to reduce the window area.

• 2.5 Steps to the main entrance on the left of the building are also proposed to make the steep approach to the building more accessible.

• 2.1 New Front Terrace with Glazed Balustrade

• 2.1.1 The below images show the proposed wrap-around terrace, with a smaller, more sheltered sitting area to the left, outside the kitchen and accessed via the current entrance door, a narrower connecting area and the larger terrace area outside the dining room.

• 2.1.2 The proposals are for the base of the terrace to be faced in red brick which will complement the red tiled roof and tie the building in with the neighbouring building to the right which also includes areas of red brick.

• 2.1.3 The balustrade will be glazed to provide wind protection and to again tie in with the balustrades on other buildings along the road. Some context images are included under Item 5. of this document.

The images below illustrate the proposed interventions.

• Image 02 – As Proposed / Illustration

• Image 03 – As Proposed / Illustration

• 2.2 Changes to Windows on Road Facing Elevation

• 2.2.1 There are 3 windows and one door on the road facing elevation:

• - the kitchen window on the left will remain unchanged, the adjacent door will also remain unchanged and give access to the smaller sitting area.

• - a large window to the living room area which is currently full height and

• - a full height window to the dining area on the right.

• 2.2.2 The proposals are for the large window to the living area to be reduced in width as well as height to reduce solar gains and improve thermal performance. The cill height will be raised to 800mm and the width of the window reduced by ca 500mm and larger openable windows will be incorporated to allow for better ventilation. With the new terrace area in front, this change will not be very noticeable from the roadside, but will assist with improving the thermal comfort in the room.

• 2.2.3 The full height window to the dining area will be changed to a sliding door element to give access to the terrace area.

• 2.2.4 All window elements will be white UPVC to match the existing windows, but will provide much improved U-values and include a neutral solar protection layer to minimise heat gains and overheating.

• 2.3 New Steps to assist with access

• 2.3.1 The driveway and access route to the main entrance door are very steep and the proposals are to add steps along the upper part of the route to make the access more manageable. A wall mounted handrail along the existing boundary wall will also be added to assist with accessibility.

• 2.3.2 The carparking arrangements will remain unaffected as the steps will only be added to the upper part of the access route.
• 2.3.3 The new steps and pathway will be paved with the driveway remaining as tarmac finish.

03. Other Aspects

• 3.1 Planning History There do not appear to be any planning applications relating to this property in the past 10 years and only few changes appear have been made since its construction in the 1970s. There are similar planning applications for neighbouring buildings, but none relating directly to the site.

• 3.2 Impact on Neighbouring Buildings The overall height and massing of the building will remain unchanged and the new front terrace will be of low height, meaning that there will be no impact on daylight or outlook for the neighbouring buildings. Overlooking The proposed terrace will not overlook neighbouring window areas – the front gardens of all the buildings along the road are overlooked, as is often the case on sloping sites, but we do not believe that this will be to the detriment of the setting or cause any major issues as the area directly adjacent is a driveway as can be seen on Image 06 on Page 6 of this document.

• 3.3 Highways & Parking. No changes are proposed to access arrangements or the carparking provision. The existing driveway accommodates two carparking spaces and these will remain in place.

• 3.4 Flood Risk While parts of King Edward Road are subject to surface water flooding, the site is not affected by any flooding issues.

• 3.5 Drainage There is no new area added to the building and the proposed deck will not be fully waterproofed and will drain to the area below, no additional drainage will therefore be discharged into the system. There is one rainwater pipe at the front of the building which currently discharges onto the surface, this will be directed to a soakaway in the garden area to avoid impacting the foundations of the terrace over time.

• 3.6 Trees and Shrubs There are no large trees or shrubs in the vicinity of the building.

4. Summary

• 4.1 We believe that the proposed changes while relatively minor will provide a substantial improvement to the building and are in keeping with the neighbouring properties. We hope the planning department concurs with this assessment.