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1.1 Detailed planning approval was received in March 2005 (copy attached) for the Development of the Site at Johnny Watterson’s Lane, Douglas, for 6 x 4 bedroom houses, 61 x 3 bedroom houses, 37 x 2 bedroom houses, 18 x 2 bedroom flats, 20 x 1 and 2 bedroom apartments and 5 residential plots and associated works.
1.2 A Supplementary Approval for details to satisfy conditions of P.A. 04/965 was received in April 2006.
1.3 A Preferred Developer of the site (Dandara Contracting Ltd.) has been selected by the Department, and a Development Agreement entered into to ensure the provision of affordable and general housing in accordance with the Department’s Strategy and Policy.
1.4 As part of the Development Agreement the Developer is required to prepare detail design and construction drawings and obtain Building Regulations approval based upon the designs which have received planning approvals.
2.1 This application has been prepared to address a significant number of minor amendments to the detail of the scheme which have evolved from consideration of the methods of construction and revisions to the design of adopted areas requested by the Department of Transport (as Highway Authority).
2.2 The detailed list of amendments are listed on the enclosed schedules prepared by the Developer.
2.3 The Estates and Housing Directorate is satisfied that the proposals are consistent with Design Principles and general requirements of the scheme which has received Detailed Planning Approval previously and that the proposed amendments will not detract from the quality of the scheme being sought.
J.P. Halliwell, R.I.B.A. Estates and Housing Directorate Department of Local Government and the Environment
June 2006
The following alterations have primarily been made in response to comments made by Derek Sewell of the Department of Transport in relation to
a) The adoptability of the parking areas and b) Where there were anomalies between the finishes shown on the approved drawings and Manx Roads II.
The main spine road through the development has not been altered.
The finish has been changed from block paving to tarmac. The road has been realigned slightly. The car parking arrangement along the side of the road has been changed so that the adoptable visitors spaces are shown parallel to the road and private spaces are numbered and are shown at right angles to the road.
The width of the road has been reduced to a standard 4.8 metre wide carriageway and the parking has been included within the curtilage of the dwellings. The position of the hammerhead has also changed. Plots 12 to 14 have been moved forward in order to increase the size of their rear gardens.
The width of this road has been reduced to a standard 4.8 metre wide carriageway and longitudinal visitors parking has been introduced to accommodate those who may wish to drive from elsewhere to use the play area. The access routes into the play area have been amended accordingly. All of the parking spaces in the rectangular parking area have been allocated to those dwellings in the close that do not have two parking spaces in front of the dwelling. In view of the fact that the road is a shared surface, the footpath has been deleted. A secondary access has been introduced to serve the private car park.
The hammerhead at the end of this road has been altered.
The parking area has been deleted.
This has been moved uphill by approximately 2 meters and two visitors spaces have been introduced adjacent to plot 102. Moving the road has enabled us to introduce more soft landscaping in front of plots 82 to 93. Plots 102 and 103 have been moved uphill slightly and plot 102 has been flipped to enable the garage to be accessed. Plots 98 to 101 have been moved up hill also. This has been made possible by the deletion of the car parking spaces on road 6.
The parking adjacent to this road has been altered to longitudinal parking and the footpath has been deleted in view of the fact that it is a shared surface.
The parking arrangement serving plots 58 & 59 has been altered. The road has been reduced to a standard 4.8 metre wide carriageway and the footpath has been deleted in view of the fact that it is a shared surface.
The road has been reduced to a standard 4.8 metre wide carriageway, the footpath has been deleted and the parking has been changed to longitudinal parking.
The shape and length of this road has been altered. It is proposed that this road shall serve ten houses in lieu of five plots (subject to planning). This road, together with the 10 new houses will be the subject of a separate planning application.
The surface has been changed from block paving to tarmac in order to comply with Manx roads II.
The surface has been changed from block paving to tarmac in order to comply with Manx road II. The width has also been increased to three metres in order to comply with the DOT’s requirements with respect to access to the public sewers.
The surface has been changed from block paving to tarmac in order to comply with Manx Roads II.
The surface has been changed from block paving to tarmac in order to comply with Manx Roads II.
This has been deleted in order to provide access to the car parking spaces serving plot 105.
This has been deleted altogether. Under the principles of ‘secure by design’, it was considered to be an area where kids would hang out.
The route of this has been altered so that the parking spaces serving plots 94 & 96 could be incorporated within the plot boundary.
There has also been numerous minor amendments to the car parking spaces and footpaths serving individual plots; these however are too numerous to mention. Other changes which are worthy of note include the following:
a. Some of the type eight apartments have been flipped so that the most attractive elevation is facing the highway. b. The MEA substation has been relocated to the POS area adjacent to plot 82. c. Having prepared a detailed design for the roads, the slab levels of the individual plots have been reappraised in order to ensure that driveways and garages etc, can be properly accessed. The most significant of these changes relate to the most steeply sloping area of the site (i.e. plots 70 to 82).
The alterations to the site layout have been discussed and agreed with ‘Estates and Housing’, The Department of Transport and Ellis Brown. We trust the Planning Committee will concur that the essence of the originally approved scheme has been retained and that the amendments highlighted above serve to enhance the scheme.
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