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| PLANNING | Mr W P Richards |
| 098 | Netherby • Douglas Road • Castletown |
| Number | 14 |
| Scale | NTS |
Netherby is a large plot of approximately 1 hectare (2.5 acres) situated on Douglas Road between Balasalla, Ronaldaway airport and Castletown.
This is an outline planning application to propose demolition of the existing house and outbuildings, remodeling of the current vehicular entrance and redevelopment of the plot as a modest residential development with associated services.
The existing plot of land has been developed as a single dwelling with outbuildings since 1967. It is adjacent to residential development in Brookfield Avenue, along the south west boundary. There is planned future development in the form of Strategic Reserve Site 2 (for a business park) wrapping around the site's remaining two boundaries to the north east and north west.
The Southern Area Plan, adopted 2013, notes in Section 4.4.6 that the Residential Land Availability Study
"does not make detailed assessments of every pocket of land or building within existing settlements which may have development potential for housing..." but that it is "normal for most settlements to have some land/or buildings which are under used..."
The plot at Netherby is just such a site. The same section in the Southern Area Plan also notes that "it is important to make the best use of potential sites, which is a requirement set out in the Isle of Man Strategic Plan"
The reference to the Strategic Plan is with regard to Strategic Policy 1, which notes that development should make the best use of resources.
This application contains three potential layouts for 7, 14 and 20 units respectively. Each proposal makes appropriate reference to the relevant guidelines for affordable housing and open space requirements of planning policy and incorporates those requirements as necessary.
A sustainable plot, close to main bus routes, the land slopes diagonally across the site from north to south, north being the high point.
The site benefits from good screening to 3 of its boundaries by mature trees. It is proposed that the majority of these are retained where ossible, fallen trees removed and additional planting proposed to reinforce screening at the boundary and between the plots.
Open space is provided at the front of the site, addressing the road, in reference to the existing layout.
A series of indicative site layouts are included in this application. The purpose of these is to suggest a series of possible development densities and to show that the relevant planning policies can be satisfied for those shown.
In order to ascertain the constraints on the site and develop an acceptable and efficient use of the site for a residential development, consultations were undertaken with a number of bodies.
Survey information provided by the Airport indicates the approach and transitional surfaces of the airport runways. These surfaces clearly place restrictions on the location and height of any possible development.
This became the primary driver for the proposed illustrative site layout. The principle was established whereby development could be sited toward the top northern most half of the site, with the tallest structures sited at the most northerly point.
The indicative layouts are for illustrative purposes only and show possible heights of development within these primary constraints.
A new vehicle access is proposed to improve on the existing entrance to accommodate 90 metre visibility splays in each direction. This requirement was determined following a traffic study that established that, despite the 30mph speed limit, the average traffic speed was 40mph at this point on Douglas Road.
The location of the site entrance would be determined by the constraining neighbouring stone wall at Braemar (Castletown direction). The stone wall boundary to the neighbouring field (Ballasalla direction) will have to be demolished and rebuilt as indicated in order to accommodate 90m visibility in this direction.
A new pedestrian footpath is proposed to boundary of the Netherby site. This is facilitated by rebuilding the stone boundary wall to Braemar further back into its site, which will also accommodate the necessary visibility requirements.
A pedestrian crossing would be provided to allow safe crossing for pedestrians on Douglas Road. The detailed design of this would form part of a future Application for Full Planning Approval.
The scheme proposes that both foul and storm water be drained by gravity, along the access road, to the south end of the site, with attenuation being utilised on the storm water drain. This strategy will use the natural fall of the site, falling from north to south.
The stratgley, subject to further study and detail design, would employ measures such as porous pavement materials on shared surfaces, access roads and car parking, together with rainwater harvesting. These will help to attenuate flows, reducing the volume of direct discharge into a proprietary underground storage cell, or equivalent, with hydrobrake, where infiltration into the ground will be facilitated.
Foul drainage will be into an underground proprietary foul drainage package treatment plant.
Both will be located close to the entrance of the site for ease of access and maintenance
Single phase supplies to the properties can be provided by the network substation situated opposite Brookfield Avenue. This would necessitate further detailed studies.
RECEIVED ON
11 MAR 2014
DEPARTMENT OF
INFRASTRUCTURE
G7 MARCH 2014
We will abide from this drawing. All provisions must be checked on site and on surrounding areas and description found between information given on the drawing and that given statement or estimates on site must be verified immediately to the proper revision in writing.
House sizes and formats are shown for illustrative purposes only
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homicastie:thomas dishinouts+designers 30 Alfred Street
Douglas
DLA 1JF 6600
581 LA
61024 662 000
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