Design and Access Statement

Design and Access Statement

For

Proposed Development of a single detached dwelling on the vacant residential plot, adjacent to Mussoorie, Main Road, Santon.

LOCATION: Vacant residential plot, adjacent to Mussoorie, Main Road, Newtown, Santon, Isle of Man, IM4 1JB. PROPOSAL: Detached 2-storey family dwelling with associated parking. APPLICANT: Mr Alan Skillicorn. This Design and Access Statement should be read in conjunction with the following drawings:

• - 01. Existing Location & Site Plans
• - 02. Proposed Plans
• - 03. Proposed Elevations

1. Introduction/Background

This design statement supports a detailed planning application for consent to construct a new twobedroom single-family dwelling on a vacant plot. The site is located within an established residential area and benefits from existing infrastructure and access. This statement outlines the design rationale and demonstrates how the proposal responds positively to the site context and planning policies

Previous Application reference 23/00512/B refused for the following reasons, along with actions to address the reasons where applicable –

• 1. The proposed development is unacceptable because it would result in a cramped form of development with a wholly inadequate rear garden area to serve a dwelling of this size which would result in an unacceptable degree of harm to future occupants of the dwelling through inadequate amenity provision which would be exacerbated by the sites position on the edge of the settlement of Newtown where no alternative areas of public open space are located nearby. This fails to accord with the provisions of policy GP2 h) in the Isle of Man Strategic Development Plan (2016).

In response, the revised proposal will improve the provision of private outdoor space. The new design includes a private garden of approximately 157m² made up of circa 75m² of lawned area and 72m² of paved area for parking and turning (the paved area includes the deduction for the 3m² cycle store provision). This turning area would also be usable for amenity space when the occupants' cars are parked. This space significantly exceeds the commonly accepted 50 m² benchmark for 2bedroom dwellings, as used in comparable UK design guidance (e.g., Essex Design Guide), where no such guidance exists on the Isle of Man. The garden layout ensures usable, private amenity space directly accessible from the dwelling and free from overshadowing or excessive enclosure. This addresses previous concerns under Policy GP2(h) of the Isle of Man Strategic Development Plan

(2016), by providing an improved standard of amenity for future residents.

• 2. The proposed development is unacceptable because no secure bicycle storage to the required standard for a new residential premises in line with the Manual for Manx Roads Standards is shown as being provided. Such provision involves one covered cycle space for each bedroom, which would mean three covered spaces. Whilst cycles could be stored outside the dwelling to the rear, given the lack of a meaningful garden area proposed, most of the area is likely to be taken up to provide covered cycle storage. This emphasises the cramped nature of the development. As such, this of the proposed development fails to accord with the provisions of policy T7 in the Isle of Man Strategic Development Plan (2016); and, the standards contained in the Manual for Manx Roads (Version 2 updated 21 June, 2021).

Provision for storage of 2no. bicycles has been indicated on the plans with no loss of amenity space as set out in reason for refusal No. 1.

• 3. The proposed development is unacceptable because it would result in the loss of the existing side garden area serving the dwelling at 'Capella' with the dwelling consequently being served by a sub-standard size of amenity area commensurate with its size and scale. This fails to accord with the provisions of policy GP2 h) and policy EP22 iii) in the Isle of Man Strategic Development Plan (2016).

• The proposal is situated on a separate building plot, which does not form any part of the garden to ‘Capella’. There is a physical boundary on site that defines the boundary between ‘Capella’ & the application site.
• 4. The proposed development would in effect result in tandem development due to traffic movements to and from the site of the new dwelling running in close proximity past the rear elevation and conservatory of 'Capella'; and, the rear elevation of 'Clannagh Lodge'. This would result in an unacceptable level of noise and disturbance to occupants of these neighbouring dwellings. As such, the proposal fails to accord with the provisions of policy GP2 h), policy EP22 iii) which seek to protect neighbours amenities from inappropriate development; and, Policy EP 42 which discourages inappropriate backland or tandem development - all of which are contained in the Isle of Man Strategic Development Plan (2016).

It is important to clarify that this arrangement, vehicular access running to the rear of both properties, is already in operation as both dwellings currently park and access their properties from the lane to the rear. As such, this is not a new or additional incursion but a continuation of an existing situation.

The addition of a single dwelling served off this same access is not considered to amount to 'tandem development' as defined under Policy EP42, since the development does not represent a new, isolated unit behind an existing frontage property, nor does it rely on a previously private curtilage for access. The site already functions as a shared rear-access lane serving multiple homes.

In terms of potential noise or disturbance, the low speeds in any marginal increase in vehicle movement will be minimal and comparable to existing use.

2. Site Location and Context

The application site is a rectangular, infill plot, located between two existing properties, in a predominantly residential area characterised by detached homes, bungalows, and varying styles.

The plot is suitable for residential development and benefits from an established vehicle access and the design will have provision for suitable off-road parking.

There are no significant natural constraints, although care has been taken to consider neighbouring privacy and existing building lines.

The site, as identified in red below, taken from the Area Plan for the East (2020), is identified as predominantly residential.

Map Extract 1 – Map 11 from the Area Plan for the East Newtown (Santon) The proposals, therefore, accord with the development criteria as set out for residential use. General Policy 2 applies: Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) Is in accordance with the design brief in the Area where there is such a brief
• (b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) Does not adversely affect the character of the surrounding landscape or townscape;
• (d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including watercourses;
• (e) Does not adversely affect public views of the sea;
• (f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) Does not adversely affect the amenity of local residents or the character of the locality;
• (h) Provides satisfactory amenity in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) Does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) Can be provided with the necessary services;
• (k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) Is not contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) Is designed having due regard to best practice in reducing energy consumption.

In aspects, the application meets with this policy.

3. Appearance/Design

The site, as it exists, offers little amenity use, with no trees or scrubs, and is currently utilised as an informal parking area. Once developed, the plot would enjoy 50sqm of private garden spread out between the front, rear, and sides of the property.

The detached 2-storey house has been designed to be mindful of the rural location in accordance with the Planning Circular 3/91 – Guide to the Design of Residential Development in the Countryside. The proposal is traditional in form with a rendered masonry appearance. Sash windows are provided on the front (East) elevation.

The proposed roof is to be finished with high-quality natural slate tiles, reflecting traditional rural architecture and enhancing the dwelling’s appearance within the landscape. To reinforce the country house character, dummy chimney stacks are incorporated as architectural features.

The siting and scale of the dwelling have been carefully considered to minimise any potential for overlooking, particularly in relation to the neighbouring properties, ‘Mussoorie’. The orientation of the house has been designed to take advantage of open westward views towards the surrounding countryside and South Barrule, ensuring both privacy and an enhanced visual connection with the rural setting.The proportions of the property are balanced, and the unit sits comfortably in the street scape adjacent the neighbouring property ‘Capella’.

Image 1 – Street Elevation extract from Main Road (A5) – proposed dwelling next to existing ‘Capella’ The site is on a main road with interconnected bus routes passing, with access provided to the main pedestrian footpath via steps at the front. To create a clear separation between the plot and the footpath, a new dwarf wall with gate pillars flanking the entry is suggested as a continuation of the surrounding wall.

4. Access/Transport

Vehicular and pedestrian access to the property is provided via an existing lane to the rear of the site, which currently provides access to ‘Capella’ & ‘Clannagh Lodge’. Two parking spaces are to be provided within the curtilage of the site. Pedestrian access from the public footpath, which runs along the front of the site, will also be possible via a secure gate.

Principal bus routes pass the site, providing readily available transport in both North and Southbound directions.

• 5. Landscaping The design includes soft and hard landscaping to complement the building. This includes:

• - Native planting to boundaries where indicated
• - Permeable driveway materials to aid surface water management
• - Privacy fencing to sides and rear where required
• - Existing vegetation is to be retained where possible, enhancing biodiversity and visual amenity.

• 6. Sustainability The dwelling will be built to modern thermal efficiency standards and will incorporate:

• - High-performance insulation/Low-energy lighting
• - PV panels or heat pumps, if applicable

• 7. Flooding and Drainage

The site has not been identified as being at any risk of flooding on the Isle of Man Government Flood Risk Viewer.

Foul drainage is to be connected into the existing foul sewer located at the rear of the property. Percolation tests failed for the previous application, and it was agreed with the applicant and Manx Utilities that the principle of harvesting the rainwater into a holding tank for garden and pressure washing use would be acceptable, subject to additional design details being provided at the Building Control stage. Also, the drive is 65m long, and it was noted that the applicant can excavate a 600mm

wide by 1000mm deep trench filled with “rejects” to achieve the required soakaway requirements to deal with any surface water issues.

8. Conclusion

The proposal represents a well-considered, policy-compliant infill development on a vacant residential plot. It provides a high-quality dwelling that respects the local character and delivers a suitable modern dwelling. We respectfully request that planning permission be granted.