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Erection of New Dwelling
Plot 1
'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 2670 square metres ( 0.267 Hectares) ( 0.6598 Acres) on land currently occupied by a property known as Far End. The site is bounded to the North by King Edward Road; to the West by adjoining properties, "Braemer" \& "The Long House"; to the East by the new entrance road to the development; and to the South by the adjoining property "Fo Carrick". 1.2 The site consists of an existing residential plot which currently houses a large detached dwelling known as 'Far End'. The plot is large with the existing property housed towards its Northern end, with terraced gardens to the Southern side of the existing dwelling stepping down the site towards the rear boundary of the adjacent property known as 'Fo Carrick'. 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. 65.50 m at its most Northerly boundary, to a level of 54.00 m at its most Southerly boundary, a fall of approx. 11.5 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 replacement dwelling on the site of the existing 'Far End' property, as part of a development of four houses in total for the development as a whole. This therefore is 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 separate 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.
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 1, 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. 4.2 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.
Whilst the proposed dwelling is of three storey construction, it utilises the natural falls in the site to minimise the mass of the proposal. It is situated on the location of the existing 'Far End' dwelling, and is contained within the developed frontage of the existing building, with a projecting gable to the rear which houses the swimming pool, lounge and master bedroom suite.
The design of the house is conceived around a central rotunda which houses the spiral staircase, from which three wings of accommodation are accessed. The ground floor level of the dwelling is at the natural ground level of the site at the entrance position, resulting in the dwelling being a storey and a half below the adjacent level of the road and public footpath of King Edward Road, the roof level of the proposal therefore being below the level of the ridge line of the existing dwelling. The rotunda has a glazed clerestory at the top to maximise natural daylight into the dwelling. There is no form of access to this area, and therefore this is not a 'look out' position, merely a light well. The windows facing onto King Edward Road are either high level windows, or are from non-habitable accommodation, thereby minimising any possible loss of privacy either to occupants of the dwelling or for surrounding residents.
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 High levels of thermal insulation within the walls, floors and roofs to minimise the heat loss from the building fabric. 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 heating. 4.3.6 Incorporation of air-source heat pumps to assist in providing space heating.
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