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of
The Former 'Follies Cabaret Restaurant' Site
Harbour Road, Onchan, IoM.
into
'Howstrake Court', Sheltered Housing Apartment Complex
Design Statement. RECEIVED ON 13 JAN 2006 DEPT OF LOCAL GOVERNMENT AND THE ENVIRONMENT
Kay
The application site covers approx. 1.2 acres in area, and is located on Harbour Road in the village of Onchan. In the recent past, the site has been in use as 'Follies Cabaret Restaurant and Bar' but prior to this has been used as a restaurant, public house and was originally the Howstrake Hotel.
The site is accessed from Harbour Road at a single point at its North East boundary, and has a significant fall across the site from a little over 67.3m at the North East corner to 61.2m at the South West corner.
The existing building was a two storey structure which was amended and re-modelled a number of times in the past, including the removal of the majority of its pitched roof and its replacement with a part pitched and part flat roof. The building sat at the lower part of the site, within the South West corner, occupying approximately one fifth of the site area. The majority of the rest of the site, to the North East is tarmac, providing car parking spaces for the former restaurant.
At the start of the design process, the applicant's architect carried out consultations with a variety of interested parties to establish a basis for the design. These have included;
The comments raised and advice given within the above consultation meetings have been incorporated into the application proposals. This has
Mr Sewell, the DoT – Highways Division Design Engineer recommended a parking ratio of one car parking space per apartment for the occupants, with one space per two apartments for visitors. Ten percent of these spaces should be for disabled provision. In addition, a vision splay of 90m x 2.4m was recommended for the entrance point.
Mr Price has provided the location, depths and capacity of the existing public foul drainage sewers within the vicinity of the development. There is no record or evidence of public surface water sewerage within the site.
The proposal is a development of private sheltered housing apartments. It is proposed that the development will primarily be for the over 50's. However, the design of the majority of the apartments, with level thresholds, wide door openings, spacious hallways, and full wet rooms, will also be suitable for those members of the community with mobility problems or disabilities. For this reason, the applicant intends that the development should not exclusively be for over 50's only, but would also be available to those with disability or mobility problems. The design approach of the proposal is to create a high quality development with a pleasant open aspect for the residents. The development takes the form of two blocks of four apartments and a single block of six apartments arranged around a curving access road. The blocks of four apartments are cut into the existing site, and are stepped in level to reflect the fall in the site. To the South West corner of the site is a three-storey main apartment block, which is situated within the footprint of the former building that occupied the site.
This block is set at a lower ground floor level to the former building, and therefore the eaves level of the proposal is very close to the roof level of the previous building. To the side elevations, the eaves level has been reduced to just over two storeys, to reduce the overall mass of the building at these locations.
The six-apartment block has been designed with a basement car park which houses 19 car parking spaces, together with secure storage areas for occupants' belongings. This basement car park reduces the amount of surface parking within the development, allowing a more open landscaped garden approach.
The development provides for a total of 30 apartments of varying sizes and configurations, giving choice for future residents. In addition to these apartments there is provision for a wardens accommodation, a communal lounge/dining room with adjacent kitchen facilities for social gatherings and functions, together with an entrance foyer reception area with two disabled standard w.c.'s and a cleaner's room. The social gathering room gives access to a large communal garden located to the South West of the site.
The total parking provision is 19 basement spaces with 27 surface spaces, giving a total of 46 car parking spaces. This accords with the recommendation of the DoT Highways Division, in providing 1 space per apartment for residents and 1 space per two apartments for visitors. A further space is provided for the duty warden. Of these 46 spaces, 10 are designated disabled spaces, meaning that the level of disabled parking provision is in excess of 20% of the spaces provided.
The surface parking areas are distributed throughout the development to break up the impact of the parking, and to provide parking of a disabled nature as close as possible to the entrances of the various apartment blocks. These parking spaces are broken up with landscaping between and around them to provide screening of the parked cars, both for the residents of the development and those surrounding the site.
The proposals are in a traditional architectural style in a mix of clay facing brickwork, rough cast render, tile hanging and half timbering, with a good level of detail. The style is reminiscent of the arts and crafts movement, of which there are a number of examples within the Onchan area. The development is designed within a human scale and a domestic architecture, which is familiar to both residents and the local community.
The type of development, as a sheltered housing complex, is a significantly better neighbour than the existing usage of the site, both from the viewpoint of the level of traffic generated, and from the significantly reduced noise and disturbance potential.
In conclusion, the applicant believes that the proposal has a positive contribution to make to the surrounding area and community. The proposal has improvement benefits from a visual perspective, from its reduction of the traffic load at this locality, and from the removal of the noise and disturbance caused by the previous use of the site, which has become an unfriendly neighbour in the recent past.
The applicant would respectfully ask the committee consider all of the above matters, when determining the application.
12th January 2005
Southgate House 89 Circular Road Douglas Isle of Man IM1 1AX Tel: 674440 Fax: 674443 Email: [email protected] Web: kayassociates.co.uk
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.
0600057
RECEIVED ON 13 JAN 2006
Dear Ms Callow,
Re: Planning Application for Re-Development of Former 'Collies Cabaret Restaurant' Site, Harbour Road, Onchan, IoM, into 'Hue strake Court' Sheltered Housing Apartment Complex.
With reference to the above, please find enclosed four copies each of the following drawings and documents, together with four copies of the application forms duly completed, and a cheque in the sum of £4,950 in payment of fees.
Directors: D.R. Kay BA, Dip.Arch, RIBA, MaPS • C.E. Kay BA(hons), Dip.Arch, RIBA
| Existing Site Location Plan | K067/P/10-01 |
| Existing Site Survey Plan | K067/P/10-02 |
| Proposed Site Plan | K067/P/10-03 |
| Proposed Site Plan - Traffic & Drainage Proposals | K067/P/10-04 |
| Proposed Plans – 4 Apartment Block | K067/P/10-05 |
| Proposed Plans – 6 Apartment Block | K067/P/10-06 |
| Proposed Grd & 1st Floor Plans – Main Apartment Block | K067/P/10-07 |
| Proposed 2nd Floor & Roof Plan – Main Apartment Block | K067/P/10-08 |
| Proposed Sections – Main Apartment Block | K067/P/11-01 |
| Proposed Site Sections | K067/P/11-02 |
| Proposed Drainage Long Sections | K067/P/11-03 |
| Proposed Elevations & Sections – 4 Apartment Block | K067/P/12-01 |
| Proposed Elevations & Sections – 6 Apartment Block | K067/P/12-02 |
| Proposed Elevations – Main Apartment Block | K067/P/12-03 |
| Proposed Elevations & Sections – Main Apartment Block | K067/P/12-04 |
| Proposed Design Statement |
We trust the above is satisfactory, and would be grateful if you could please put the enclosed application forward for consideration by the planning committee. However, should you have any queries, or require further information, please do not hesitate to contact me.
Yours sincerely
David R Kay For & On Behalf of Kay Associates Ltd.
Cc Howstrake Developments Ltd – Applicant.
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