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Cornerstone Architects have been approached by Ballamanaugh Properties Limited with regard to the development of the land extending from the existing housing at Kella Close into development area 3 within the Sulby Local Plan.
This area was designated for residential use in the 1982 Development Plan Order and, following a further appraisal of the site, it has been considered appropriate to retain this zoning. The residential zoning was reconfirmed on the basis that some further development would not be unreasonable and could be satisfactorily accommodated as an extension to Kella Close provided screen planting is provided along the boundaries. See Sulby Plan
The Isle of Man Strategic Plan identifies a requirement of the development of up to 6,000 residential dwellings island wide for the period 2001-2016 and that any development of smaller settlements "should maintain the existing settlement character and should be of an appropriate scale to meet local needs for housing and limited employment opportunities"
These to be as defined within the local area plan. The Sulby Local Plan highlights that: "the Commissioners are of the view that further residential development would have the added benefit of producing additional revenue through local rates which could be used to fund improved amenities and facilities for the village."
The site, as an extension to Kella Close, has been proposed within the Sulby Local Plan as an area for residential development and as such the document provides the development brief for the area as follows (Full development brief and location plan in appendix 1):
| Area | Site Area | Total New Dwellings |
|---|---|---|
| 2 | 2.02 hectares (5.00 acres) | 21 (fully developed) |
| 3 | 0.32 hectares (0.80 acres) | 3 |
| 4 | 1.11 hectares (2.75 acres) | 3 (fully developed) |
| 5 | 0.69 hectares (1.70 acres) | 2 (construction commenced) |
| Total = 29 Dwellings |
Access is provided by continuation of Kella Close. The new access road is situated along the southern boundary of the site providing adequate buffer space between the proposed development and the existing dwellings to the south, additional vegetation along this border enhances this separation and privacy. Siting of the proposed dwellings to the north and west provides each with extensive views across the fields beyond the site curtilage. The provision of landscape to these boundaries, in combination with a proposed small woods scheme to the west of the site, softens and enhances the overall appearance of the development. Consideration has been given to the existing dwelling at number 10 (ten) Kella Close and a generous privacy distance has been provided between this property and the proposed dwelling on plot 1 (one) of the proposal. (see proposed site plan in appendix 2)
The density identified within the local plan is considered inappropriate for the site, to make provision for 3 dwellings only would not maximise the development potential. Discussions with Planning Officer Mr Balmer who has further discussed the site with senior Planning Officer Mrs Fiona Mullen has led to firm proposals to maximise the opportunity. It is considered that the proposal for 7 (seven) units is far better suited for the site, the relationship of buildings, scale ad mass are appropriate and the area will be enhanced by good quality infrastructure and planting. (see appendix 3 for minutes of meeting with Planning Officer on 5/12/07)
It is necessary to note paragraph 3.18 of the Sulby Local Plan:
It is estimated that the above proposed residential development areas will provide the potential for the following number of new dwellings in the village:
This table establishes that an area of 0.32 hectares is available for development within area 3; however, the site area for the proposed development is considerably greater, encompassing an area of 0.61 hectares (1.51 acres). This re-enforces the argument in favour of a need for greater density of development in order to maximise the efficient use of the land available. Further, as all other available land has been developed it is important to fulfil the development potential of the site. The proposals sit comfortably and complement the neighbouring properties.
Consideration has been given to the relationship between the proposed and the existing dwellings on and surrounding the site. Kella Close is primarily single storey bungalows, this scale is replicated in the proposed development of plot 1 (one). This accommodating a single storey dwelling extending the massing of the existing street into the new development. The scale of the development increases from east to west, reflecting the increase in scale of the existing dwellings south of the site as the level drops into the site.
Existing bungalows along Kella Close
Existing larger scale dwelling along southern boundary of the site
A shared surface street is proposed for the majority of the development extending from the existing road at Kella Close. This surface changes into the private drives of the proposed dwellings providing a smooth, even and well laid surface over a more homogeneous floorscape. Plots 5,6 and 7 are to be accessed via a private driveway road type. Intermittent low rise, manx stone walling is proposed to provide separation and organisation of space between dwellings and public areas whilst extending the traditional manx aesthetic through the site. A planted buffer is to be provided along the north, south and western boundaries, softening the landscape.
The site is zoned for residential development, the scale mass and appearance should reflect guidelines of Planning Circular 3/91. This is achieved with success as can be seen in the images of the 3D model in appendix 4. Sulby is a rural settlement and the rural manx vernacular informs the desired appearance of the development. Traditional elements and materials are to be incorporated to maintain the rural nature of the area.
Clay pots Weather corbel course Verge slabs on gable Kneeler stone Ridge tiles
Manx stone walling and outbuildings
Outbuildings follow similar form to main house and linked to external wall
Access to the development is proposed via extension to Kella Close. This will result in the removal of the hedgerow to the end of Kella Close and a graded level change from existing road level to the current site level. Works will require alterations to existing services present in Kella Close, enquiries have been made with regard to the possibility of relocation of these services and confirmation has been received that this action is acceptable. This access proposal has been accepted by the Department of Transport Highways Division.
Existing termination of Kella Close
Proposed access to extension of Kella Close
Service enquiries were sent out to Manx Electricity Authority with responses received advising that there are underground services along the railway line to the North of the site with high voltage cable in use. Together with, in the vicinity from the Sulby Village Sub Station, high voltage over head lines with telegraph pole reference 3186 to the West of the proposed site. It is understood that service can be made available from the existing infrastructure. (see appendix 5)
Gas - A response has been received from Manx Gas Limited advising that they do not have any mains gas in the area and that individual gas tanks would be available for each property. (see appendix 6)
Manx Telecom - This is available in the area as an extension to the existing service in Kella Close. (see appendix 7)
Water - Amendments to the service at entrance will be required. Services can be provided. (see appendix 8)
Drainage - A solution for the drainage of the site has been achieved by provision of a pumping station to service the seven dwellings, discharging via rising mains into the mains sewer.
The Development Brief outlines that development of this site should provide residential accommodation for no more than 3 (three) dwellings with substantial landscape buffering to the north, west and southern boundaries. The applicant on advice of the planning office considers this inappropriate development and proposes a residential development consisting of 7 (seven) private dwellings, a proposal that ensures a more efficient use of the considerable space available that is considered to be severely under utilised in the development brief. The proposal presented adheres to the development brief requests for landscape buffering and access to be gained via extension of Kella Close. The resultant proposal provides an attractive and attainable design that is consistent with the surrounding fabric and will act to benefit and enhance the area, maintaining the traditional aesthetic of the rural location.
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