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20th July 2021
Ref: 1522/4.2.7
Planning and Building Control Directorate Department of Environment, Food and Agriculture First Floor, Murray House, Mount Havelock Douglas, Isle of Man, IM1 2SF
Dear Sir/Madam, Re: Detailed Application for Substitution of House Type
Plots 57 and 58, ‘The Meadows’ Residential Development Corner Of Douglas Road And Victoria Road Castletown
Regarding the above development, please find enclosed an application (the “Application”) for two detached dwellings, proposed as a substitution to the semi-detached dwellings previously approved at Plots 57 and 58 (the “Plots”) under PA 18/00524/B (the “Approval”).
As the facts supporting the Application are set out below, we would be grateful if this letter were considered part of the application bundle.
The Plots are located towards the northern corner of the residential development currently under construction (“The Meadows”). The Plots are bound on all sides by The Meadows.
The Application is made without prejudice to the Approval, or any extant statutory consent in respect of the land of the site; all rights are reserved to implement The Meadows as shown in the Approval, regardless of the outcome of the Application.
A substitution is sought following post-occupancy feedback from our customers (RIBA Plan of Work 2020 Stage 7). The design of the proposed detached house type would enable greater adaptability than shown in the Approval. It is established that greater flexibility prolongs a building’s viability, avoiding any otherwise hastened redevelopment and thereby reducing any potential environmental impact by helping to preserve energy that was embodied during a building’s construction.
The substitution is not sought as a Minor Changes Application to the Approval, as the net external footprint of the dwellings would each be increased by some 3.4m2 in detached form.
(cont.)
Tel: +44 (0)1624 835222 Email: [email protected] Registered in IOM: 104985C VAT number: 002 0577 30 Directors: D.F. Lewis, J. A. Lewis, W. J. Newton Registered Office: The Old Chapel, 32-34 Malew Street, Castletown, IM9 1AF
(cont.)
The "Public Open Space" requirements (as set out at IMSP Appendix 6) would remain unaffected; the boundaries of the Plots would remain unchanged from those shown in the Approval and the proposed substitution would not alter the total Public Open Space requirement.
The "Parking Standards" requirements (as set out at IMSP Appendix 7) would remain unaffected; the driveways to the Plots would be 8.3m long (Plot 57) and 6.4m long (Plot 58) and 3.4m wide, situated in front of an integral garage itself measuring 6.0m long and 3.0m wide.
Plot 57 would be set back 0.6m further away from the highway, and Plot 58 would be set forwards some 1.5m. Primary windows to habitable spaces would be no closer the highway than shown in the Approval.
The distance from the rear elevation of Plot 57 to its rear boundary would be reduced from 10.5m to some 8.3m, whereas the respective distance at Plot 58 would increase from 10.0m to 10.2m. An optional single-storey sunroom to Plot 58 is sought to maximise flexible use.
The proposed planting (required in order to discharge Condition 7 to the Approval) would remain unaffected.
The proposed materials are the same as those of the Approval, including those submitted and approved in discharging Condition 10 to the Approval. The Meadows would maintain its coherent appearance.
No change of use is sought in respect of the Plots, which would remain two dwellings (use class 3.3).
Please note, we have calculated the Application fee as £320 on the basis of the current Fees Order (2021) at Part 2 §2(a) (two residential units up to 300m² GIA) and §8 (second application within 12 months).
In addition to the electronic submission of the Application, please find enclosed one hard copy of each drawing as required for onward delivery to the local authority.
I trust the above is self-explanatory, but for any clarification as may be required please do not hesitate to contact the undersigned at this office.
Yours Sincerely,
Redacted
Euan P. H. Craine B.Arch, M.Arch, ADPPA, ARB, RIBA
Enclosures:
(a) ... Planning Application Form (b) 1522-071.00 ... Plots 57—58 Location Plan (c) 1522-071.01 ... Plots 57—58 Site Plan (d) 1522-071.02 ... Plots 57—58 Floor Plans and Elevations as Approved (e) 1522-071.03 ... Plots 57—58 Floor Plans and Elevations as Proposed
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