Loading document...
Chartered Architects and Surveyors., 1 Dale Street, Ramsey, Isle of Man IM8 1BJ Telephone: 01624 813219 / 01624 814178 Fax: 01624 816436 e-mail: [email protected]
ref: GSJ/JH
31st October, 2005.
The Secretary, The Planning Committee, Dept. Local Government & the Environment, Murray House, Mount Havelock, Douglas.
Dear Sir,
re: PA 05/00966/B - ‘Clover Cottage’, Main Road, Sulby - Mr. & Mrs. F. Quane. Review Submission.
We enclose a copy of our Review Submission in support of the above application for your Committee’s consideration.
Yours faithfully,
G. S. Jones R.I.B.A. CORLETT & KINRADE
Encl:
G. S. Jones (Dip Arch) R.I.B.A. G. Kinnade. C. P. Penketh HNC (Building).
J. G. Corlett F.C.I.O.B.
FOR
Demolition of Existing Dwelling and Construction of Replacement Dwelling on Site of ‘Clover Cottage’ together with Remedial Works to Adjoining Property.
FOR
Mr. & Mrs. F. Quane, ‘Clover Cottage’, Main Road, Sulby, Lezayre, Isle of Man.
OCTOBER 2005
Prepared by:- Corlett & Kinrade Chartered Architects & Surveyors 1, Dale Street Ramsey IM8 1BJ
'Clover Cottage' was identified as failing structurally in 2002 due to excessive vertical movement. MacOwan Collett Consulting Engineers Limited prepared reports on the property, and recommended underpinning.
The cost of underpinning proved to be excessive for such a small property and a solution the Insurance Company would not accept. Instead the Insurance Company has agreed a payment.
Mr. & Mrs. Quane have subsequently made an application to demolish 'Clover Cottage' and rebuild a property on the same site, which they have occupied for forty years.
There are two objectors to the initial approval granted by the Planning Committee to this application, namely the adjoining owner Miss J. Corlett of ‘Burnbrae’ and the Department of Transport.
In consideration of Miss J. Corlett’s objections, which are twofold, we would comment as follows:-
Objection 1: “Whilst I accept that all moves will be put in place to minimise damage to my property, there is a great and inestimable likelihood that there will, or could be, dilapidation caused by this project”.
Mr. John Gray, Structural Engineer of Drinkwater Street, Douglas is acting on behalf of Miss Corlett’s interests in this matter and has been since 2002 when Mr. Gray was asked to carry out a structural survey of ‘Burnbrae’ prior to the underpinning of ‘Clover Cottage’, which is semi-detached with ‘Burnbrae’. Having spoken to Mr. Gray in connection with this matter, we understand that ‘Burnbrae’ is not suffering from vertical movement.
‘Clover Cottage’ is no longer to be underpinned, ‘Clover Cottage’ is to be demolished. A new detached ‘Clover Cottage’ is to be built from off a reinforced raft foundation. The new house will be sited some 2.000 metres away from ‘Burnbrae’. This means ‘Burnbrae’ becomes a detached dwelling.
MacOwan Collett, Structural Engineers of Mona Terrace, Douglas are acting for Mr. & Mrs. F. Quane, both in the design of the foundations and all necessary remedial works to the adjoining property to ensure the property’s stability.
Naturally there has been correspondence between Miss Corlett’s engineer and ourselves and MacOwan Collett. Please see copies of letters from John Gray dated 1st July 2005 and our reply confirm the action to be taken, together with copies of letters to the Department dated 20th July, and 8th September 2005 in response to queries raised by the Department.
We can also advise the Department that prior to commencement of any contract a dilapidation survey will be carried out on ‘Burnbrae’ by a Structural Engineer paid for by our clients. The findings of which to be agreed with Miss Corlett’s Engineer, Mr. Gray. This is normal contractual practice where third parties are involved.
All necessary steps and beyond have and are being taken to preserve the structural integrity of ‘Burnbrae’ from any adverse effects of the demolition of ‘Clover Cottage’, together with action to prevent damp ingress caused by the exposure of the party wall.
In the extreme unlikelihood of any damage being caused to Miss Corlett’s property, hence the dilapidation survey prior to commencement, this will be covered by the main contractors insurance under the terms and conditions of a Joint Contract Tribunal contract to be entered into by the client and contractor for the demolition and construction of the works.
“This would make an unacceptable visual impact on the village and I enclose a photograph of the properties as existing”.
By virtue of the operation ‘Burnbrae’ will become a detached property, and by what we are informed will, after legal transfer, own an additional strip of ground between ‘Burnbrae’ and ‘Clover Cottage’, thus bringing the old party wall completely within the curtilage of ‘Burnbrae’. This will have the effect of increasing the value of ‘Burnbrae’.
The elevation fronting the highway of the proposed dwelling is to be finished in Manx Random rubble with facing brick window surrounds, cills and porch in the same style and matching that of the existing ‘Clover Cottage’ and ‘Burnbrae’. Furthermore the proposed dwelling is designed in the Manx vernacular style, and in traditional proportions.
Quite how visually the proposed dwelling is unacceptable, we fail to see.
In consideration of the Department of Transport’s objections, we would comment as follows:-
“There are insufficient details given of the access, including sight lines, for the proposed road or drive onto the adopted highway, to serve the needs of the development”.
“There is one off street parking space and this is inadequate to serve the needs of the development. A vehicle turning facility is not provided with the curtilage of the development”.
The existing ‘Clover Cottage’ is set back from the main highway by only 2.000 metres and does not benefit from a garage. There is, however, a hardstanding to the left of the existing cottage with a 4.500 metre wide entrance with the highway. There is no footpath along this side of the highway and the road is straight. Either side of the existing entrance is a holly hedge along the boundary to one side and a wall of approximately 800 mm to 900 mm high to the other side.
The proposed indicates the new house set back 3.000 metres and the garage 5.000 metres with an entrance onto the highway of 6.000 metres. A vehicular hardstanding is indicated to the left of the garage accessed by the same vehicular entrance.
This proposed is considerably better than the existing situation in that vehicles can reverse into the driveway so as to be able to exit onto the highway in a forward direction. The hardstanding area allows additional vehicles to be parked and turn round so as to exit in a forward direction.
The low wall fronting the property allows for visibility over the top of the wall from a driver in a seated position.
Whilst not, to date, included in the planning submission, the holly hedge could be trimmed down to 800mm to 900 mm to provide increased visibility. Together very close to the 90,000 metre visibility splay could be achieved.
However, we would agree with the Planning Committee’s view that in this case it is not reasonable to fully adopt the visibility standards.
Quoting from Annex ‘D’ visibility standards given to us by the Department of Transport, the last paragraph No. 6 quotes:-
“It is not always practicable to comply fully with visibility standards. Such standards, like all other material considerations in development control, need to be assessed in the light of all the circumstances of each case. However, visibility should not be reduced to such a level that danger is likely to be caused”.
Copyright in submitted documents remains with their authors. Request removal
