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Erection of New Dwelling Plot 3 'Far End', King Edward Road, Onchan, Isle of Man
For Howstrake Developments Limited
December 2009
Kay Associates Ltd Chartered Architects
1.0 Introduction 2.0 Planning Policy Statement 3.0 Relevant Planning History 4.0 Architect's Design Statement
1.1 The application site covers 2194.5 square metres ( 0.02195 Hectares) ( 0.5423 Acres) on land adjacent to the property known as Far End. The site is bounded to the North by the new entrance road of this overall development' to the West by Plot 1 of this development \& adjacent property "Fo Carrick"; to the East by Plot 4 of this development; and to the South by the "Raad-ny-Foilan" coastal path and cliffs. 1.2 The site consists of open coastal heath land, falling away at its Southern perimeter to cliffs. There are no trees currently on the site and vegetation is sparse, with isolated patches of heather and bracken. 1.3 A topographical survey has been carried out on the site, and is included in the package of application drawings. From this survey, it can be seen that the existing site falls from a level of approx. 61.50 m at its most Northerly boundary, to a level of 42.50 m at its most Southerly boundary, a fall of approx. 19 m over the length of the site, the aspect being generally a South/South-East facing slope. 1.4 Vehicular access to this plot is via the new estate road; as previously approved under PA 07/02101/B. 1.5 The foul and surface water drainage from the proposed property will connect to the foul and surface water drainage system as approved under PA 07/02101/B. 1.6 The residential status of this plot has been established by the approval of PA 07/02101/B, which gave approval for demolition of the existing dwelling know as 'Far End' and the sub-division of the land adjacent into three further plots.
2.1 The Onchan Local Plan 2000 - Planning Circular 1/2000
Any proposed development on the application site has to satisfy all the relevant requirements of the extant Onchan Local Plan 200 that was approved by Tynwald on 21st March 2000 and came into operation on 1st April 2000 ("the Local Plan").
The application site is identified as Area 12 in the Local Plan which is designated for "Proposed Residential" development the details of which are set out under Policy O/RES/P/9. This states;
"The site, adjacent to "Far End" will be considered suitable for the development of a maximum of three new dwellings. Development must respond to the natural contours of the site and must avoid unnecessary outbuilding or building up of the floor levels. Development must retain and enhance the public footpath which runs through the site. Access to the site must be in the form of a single cul-de-sac from Kind Edward Road with no gradient of any road to exceed 1 in 10. Car parking must be provided at a ration of at least three spaces per dwelling where at least one of these is provided and retained behind the building line."
The following summary references confirm that the proposals fully comply with the above policy requirements.
The application proposes one new dwelling on Plot 3, as part of a small group of three new dwellings and one replacement dwelling on the land referred to in the Onchan Local Plan and is therefore fully in accordance with the above "development brief".
The siting and positioning of the proposed dwelling has been designed to directly respond to the existing contours of the property and the submitted plans confirm that the proposals have minimised the extent of cut and fill required to accommodate the individual dwellings.
The sections provided as part of the submitted plans also confirm that the proposals have avoided unnecessary outbuildings or building up of the floor levels.
The submitted plans confirm that appropriate measures have been taken to protect and enhance the existing footpath that runs along the Southern boundary of the overall development area.
A single access is proposed (approved under PA 07/02101/B) that will serve this property together with the three further properties which will form the subject of future planning applications and complete the redevelopment proposals for "Far End". The existing access serving "Far End" will be closed. In addition, the submitted plans confirm that no parts of either the access or individual drives exceed a gradient of 1 in 10.
The submitted plans confirm that car parking is proposed in excess of the minimum requirement of three spaces per dwelling.
0902074
CARTERED ARCHITECTS • PLANNING SUPERVISION • PROJECT MANAGEMENT
DEVELOPMENT CONSULTANCY
Southgate House 39 Circular Road Douglas Isle of Man IM1 1AX
Tel: 01624 674440 Fax: 01624 674443 Email: [email protected] Web: www.kayassociates.co.uk
18th December 2009
The Secretary to the Planning Committee Planning Department D.o.L.G.E. Murray House Mount Havelock Douglas Isle of Man IM1 2SF
F.A.O. Ms E.J.Callow. Our ref: K116/CEK/DRK Dear Ms Callow, Re: Erection of New Dwelling, Plot 3 - 'Far End', King Edward Road, Onchan, Isle of Man.
With reference to the above project, please find enclosed four copies each of the drawings as listed on the enclosed issue sheet, together with four copies of the application forms duly completed, and a cheque in the sum of £188.00 in payment of fees.
I trust the above is satisfactory, and would be grateful if you could please put the enclosed application forward for consideration. However, should you have any queries, or require further information, please do not hesitate to contact me.
Yours sincerely
David R Kay, RIBA For & On Behalf of Kay Associates Ltd.
Cc Howstrake Developments
Kay Associates is a trading name of Kay Associates Ltd. Company Registered in the Isle of Man No 110691C VAT No. GB 002 3967 90 Directors: D.R. Kay BA, Dip Arch, RIBA, MaPS • C.E. Kay BA (nons), Dip Arch, RIBA, Associate B Ashworth
Department of Local Government and the Environment Planning and Building Control Directorate Planning Section Tel 01624 685950 Murray House Fax 01624 686443 Mount Havelock Douglas IOM
Date Ref
This form must accompany all planning applications to ensure that the appropriate supporting information is provided with the application.
Please tick the boxes as necessary. Where detail is not applicable to the application please note "N/A" accordingly. This form must be attached to your application (one copy need be completed per application).
Please note that failure to do so WILL result in your application be returned.
Site address Plot 3, 'Far End' King Edward Road, Onchan, Isle of Man
Field numbers can be obtained from DLGE Cartography Tel 685923.
PLANS REQUIRED – Four copies of plans (three for windows) drawn accurately to an appropriate metric scale including: 8. A location plan, obtainable from the Department and at an appropriate scale to easily locate the property. The site must be clearly outlined in RED with an unbroken red line and any other land owned or controlled by the applicant outlined in BLUE. ✓
Floor plans and elevations must be to a metric scale of either 1:50 or 1:100.
(Please turn over)
Form PL.1
(It is essential for window applications to illustrate the windows).
The assumption will be that any trees not identified for removal are to be retained and will be given appropriate protection by the applicant during any development approved.
Signed Print Name ...D.R.Kay. In block letters Dated... 18th December.
| Kay | Drawing Issue Sheet No 1 - | |||||||||||||||||||
| Job No - | K116 | Job Title - Plot 3, Far End, Onchan | ||||||||||||||||||
| Date Issued - | Year Ended | |||||||||||||||||||
| Drawing Title | Scale | Dwg No | Size | |||||||||||||||||
| Location Plan | 1:1250 | K116/P/10-31 | A3 | / | ||||||||||||||||
| Existing Site Plan | 1:250 | K116/P/10-32 | A1 | / | ||||||||||||||||
| Development Site Plan | 1:250 | K116/P/10-33 | A1 | / | ||||||||||||||||
| Site Plan - Plot 3 | 1:100 | K116/P/10-34 | A1 | / | ||||||||||||||||
| Lower Ground Floor and | ||||||||||||||||||||
| Basement Plan | 1:100 | K116/P/10-35 | A1 | / | ||||||||||||||||
| Ground Floor Plan | 1:100 | K116/P/10-36 | A1 | / | ||||||||||||||||
| First Floor Plan | 1:100 | K116/P/10-37 | A1 | / | ||||||||||||||||
| Sections A-A & B-B | 1:100 | K116/P/11-31 | A1 | / | ||||||||||||||||
| Elevations sheet 1 | 1:100 | K116/P/12-31 | A1 | / | ||||||||||||||||
| Elevations sheet 2 | 1:100 | K116/P/12-32 | A1 | / | ||||||||||||||||
| 3D Image # 1 | nts | K116/P/15-31 | A3 | / | ||||||||||||||||
| 3D Image # 2 | nts | K116/P/15-32 | A3 | / | ||||||||||||||||
| 3D Image # 3 | nts | K116/P/15-33 | A3 | / | ||||||||||||||||
| Circulation List | ||||||||||||||||||||
| Planning | 4 | |||||||||||||||||||
| Building Control | ||||||||||||||||||||
| Structural Engineer | ||||||||||||||||||||
| M & E Consultant | ||||||||||||||||||||
| Q.S | ||||||||||||||||||||
| Planning Supervisor | ||||||||||||||||||||
| Fire Officer | ||||||||||||||||||||
| Client | 1 | |||||||||||||||||||
| Landscape Architect | ||||||||||||||||||||
| Contractor | ||||||||||||||||||||
| Other | 1 | |||||||||||||||||||
| p-paper e-e-mail f-fax | P | |||||||||||||||||||
| Purpose of Issue | ||||||||||||||||||||
| I-information/record | ||||||||||||||||||||
| a-approval/comment | / | |||||||||||||||||||
| c-contract/construction |
The Isle of Man Strategic Plan was recently adopted on the 1st August 2007 ("the Strategic Plan"), Sub paragraph 6.2 (a) of General Policy 2 states; "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of the Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief."
In light of the above summary of the proposals under the requirement of the Local Plan "development brief", it is considered that the proposals satisfy the principle policy requirement of the Strategic Plan as set out under General Policy 2(a).
3.1 Planning application 98/00786/A sought approval in principle for the erection of a dwelling with separate access on the application site. This previous planning application was initially considered and refused on the 18th September 1998, with the initial refusal decision notice issued on the 23rd September 1998. At a subsequent review held on the 20th November 1998, the Planning Committee resolved to confirm the refusal, with the review refusal decision notice issued on the 7th December 1998. a subsequent appeal was withdrawn prior to being held. 3.2 Planning application 01/00058/B sought approval for the demolition of existing dwelling and creation of four apartment buildings housing 42 apartments on the application site. This previous planning application was initially considered and refused on the 14th September 2001, with the initial refusal decision notice issued on the 25th September 2001. 3.3 Planning application 01/01273/B sought approval for the demolition of existing dwelling and creation of four two storey blocks, housing 30 apartments on the application site. This previous planning application was initially considered and refused on the 22nd October 2001, with the initial refusal decision notice issued on the 29th October 2001. at a subsequent review held on the 25th January 2002, the Planning Committee resolved to confirm the refusal, with the review refusal decision notice issued on the 31st January 2002. a subsequent appeal against the refusal was dismissed by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal refusal decision issued on the 9th July 2002.
Plot 3. Far End, Onchan, IOM - Design Statement
December 2009
The application was subsequently taken to appeal by the applicant, and following an appeal hearing the appeal Inspector made a recommendation that the appeal should be upheld, and the application should be approved. Having considered the appeal Inspectors recommendation, the Minister for DoLGE upheld the appeal and confirmed that the application should be approved via a decision notice date 22nd July 2009.
During the design process in July 2007, the applicants' architect carried out consultations with,
Mr. A. Holmes - DoLGE - Planning Officer Mr. D. Sewel - DoT - Highways Design Engineer (as part of the previous "Roads, Drainage and Plots" application PA 07/02101/B - approved).
Prior to submission of this application, the applicants' architect carried out detailed consultations with Dr. R. Selman, DAFF Wildlife Conservation Officer, to establish requirements for protection of the lizard colony, the existence of which was confirmed after a detailed survey was carried out by Mr. D. Bridges of the Manx Wildlife Trust.
All the comments and recommendations made by the above Officers have been incorporated into the application proposals which are the subject of this application.
This house is designed in a contemporary style, utilising modern materials and construction techniques. It was considered, as a direct result of the lack of any over riding consistent architectural context in the area, and the siting of the development overall, that the opportunity existed here for a contemporary architectural language to be developed. This approach was discussed with Mr. A. Holmes, the Planning Officer, at the very start of the design process, whose advice was that since this was the last un-developed plot on Onchan Head, in his opinion, there was scope for the development of a small group of landmark contemporary buildings, possibly echoing the recently completed contemporary apartment building on Douglas Head.
While this dwelling is of three storey construction, it utilises the falls across the site to minimise the visual mass, and is located at the lowest constructionally viable point of the site, hence allowing views over its predominantly flat roofs from any of the three other houses on the development, or from existing properties on Kind Edward Road.
The design of this dwelling is conceived as a series of wings arranged around a central circular staircase. From the entrance situated to the North side of the site, the dwelling is two storeys, with a third storey as a lower ground floor making use of the falls of the site to provide the swimming pool and other recreational facilities of the dwelling. The design has been carefully framed to provide open views of Douglas Bay, whilst avoiding overlooking of adjacent properties.
The design of the dwelling is more open to the Southern aspect both to maximise the views of Douglas Bay and the level of natural daylight within the new dwelling. The proposal is constructed from a variety of natural materials which are utilised to break down the mass of the building, and which consist of a "solid" Manx stone base to the lower ground floor walls, with a mix of self coloured render and cedarllarch timber cladding to the walls above.
The flat and mono-pitch roofs to this house are all Sedum planted "green roofs", which in addition to its green credentials (see 4.3 Sustainability below) assist in minimising the impact of this house on properties further up this site and indeed from the more distant aspects of King Edward Road.
The development is to be carried out with a view to minimising its environmental impact through the materials used in the construction process; the levels of energy efficiency achieved in the dwellings; and the maximisation of sustainable energy introduced into the dwelling both as a result of passive design, and via the utilisation of alternative energy production methods.
It is proposed that the following technology would be incorporated within this property. 4.3.1 The use of high levels of thermal insulation in the walls, floors and roofs. 4.3.2 Maximising passive solar gains, via the use of south facing glazing; incorporating structured over hangs and Bri-soleil, in order to maximise winter heat gains from low angle solar rays, while minimising summer overheating generated from high angle solar rays. 4.3.3 The use of high thermal mass masonry structural walls and concrete floors to act as heat sinks, storing day time solar heat gains, and then releasing them slowly at night. 4.3.4 Incorporation of "Sedum" planted roof coverings, which have high insulation properties, while also achieving high levels of water attenuation, and assisting in the absorption of greenhouse gases. 4.3.5 Incorporation of solar panels, located in visually unobtrusive areas of the roof, to provide domestic hot water. 4.3.6 Incorporation of air-source heat pumps to assist in providing space heating.
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