APL Planning Statement (Part 1)

Planning Statement

Site adjacent to: Glenlea, Highfield Drive Baldrine

Mr M. Hooper & Miss N. Casson

21 1602

Location Overview

An aerial site location map highlighting the proposed development site in red, situated near Highfield Drive and the A2 Coast Road.

The proposed site is currently utilised as outdoor amenity space for the dwelling ‘Glenlea’, which is situated on the inside of the residential ‘close’ of Highfield Drive.

Highfield Drive is located within the settlement of Baldrine, in the Parish of Lonan in the east of the Island. The Parish falls within the jurisdiction of the Garff Commissioners.

Highfield drive is a loop road which forms a close of houses off Baldrine Road. It is characterised by having housing on the outer and inner side of the road. The proposed site sits on the west side of the inner area of houses.

This inner area contains a mixture of plot sizes, some which are double plots which spread to both sides of the loop road. ‘Glenlea’ is one of these double plots. It is proposed to split the double plot in two to create a new dwelling.

The plots to the north of the site are already split like this. The plot to the south is a double plot also.

The dwellings along Highfield Drive were built over a series of decades, with no distinct style, form, material or construction method. Each house is individually designed, generally in the style of the time when they were constructed.

Highfield Drive - Overview

An aerial site location map highlighting a specific plot in red, surrounded by residential properties and annotated with previous planning approvals.

As shown in the adjacent aerial map, the inner section of Highfield Drive already contains plots of a similar size to the proposed. The inner area currently contains 10 smaller plots and 3 ‘double’ plots which includes ‘Glenlea’. PA 15/00255/B gained approval to split an existing large plot on the inner area of the Drive, this approval was for a 1 1/2 storey dwelling.

The plots sizes and dwelling styles on the inner side of the Drive vary drastically in size and shape. They range from two storey hipped roof dwellings to sprawling bungalows.

The dwellings on the outer eastern side of Highfield Drive are generally on larger plots, with early/mid 20th century style designs.

The plot sizes to the west on the outer side of Highfield Drive are generally much smaller, with only a path width either side to the boundary. The majority of these dwellings are mid to late 20th century style.

There is certainly no clear style or plot size. To the south of Highfield Drive, off Baldrine Road there was a larger contemporary design approved and now constructed under PA 11/00195/REM

Highfield Drive - Site Context

A photograph showing a white two-story detached house with a dark roof, situated in a rural setting with hedges and a driveway.

A street-level photograph showing a detached stone bungalow on the left followed by a row of other residential houses.

A street-level photograph showing a cream-colored bungalow and a larger grey house situated behind a stone wall and hedge in a rural setting.

A street-level photograph of a white, two-story detached house with a slate roof and an attached garage.

A photograph showing a white, two-story detached house with an integral garage on the left, with workers standing near the entrance and a white van parked in the driveway.

A street-level photograph showing a white detached house with a slate roof and dormer window, situated next to a road labeled Highfield Dr.

There are a broad range of styles, materials, periods and plot sizes along Highfield Drive.

Top: Neighbouring dwellings Lark Rise - Hipped two storey dwelling, extension to right of photo close to boundary (no path space).

Leithgate - Hipped two storey dwelling, flat roof dormer and flat roof garage extension to front. Recent planning approval for larger flat roof dormers and single storey extension to rear. (PA 21/00350/B)

Middle & Bottom: Nearby dwellings These images are taken from Google street view and showcase the broad ranging styles of properties along Highfield Drive close to the proposed site.

Roof coverings include; Rosemary clay tiles, flat profile & double roman concrete interlocking tiles along with natural roof slates.

Wall finishes include; Exposed brickwork, white, off white & magnolia painted smooth render, spar dash, painted pebble dash and sections of stonework.

Styles include: Pitched roof true, dormer & storey and a half bungalows, Hipped roof two storey houses, flat roof porches, glazed conservatories and balcony decks.

5 HIGHFIELD DRIVE Our proposal is a dormer bungalow with an external footprint of 122sq m. Below is a list of areas and forms, as previously stated, there is a wide variety. Inner area: Sunhill - 90 sq m. Storey and a half bungalow 15/00255/B - 110 sq m. Storey and a half bungalow Lingmell - 170 sq m. Bungalow Leithgate - 128 sq m. Two storey Lark Rise - 100 sq m. Two storey Woodbourne - 106 sq m. Two storey Thie Corneil - 146 sq m. Two/single storey mix Duncraggan - 132 sq m. Dormer bungalow Glenlea - 200 sq m. Bungalow Paston - 90 sq m. Storey and a half bungalow Tara - 145 sq m. Bungalow Struie - 101 sq m. Dormer bungalow Rowany - 160 sq m. Storey and a half bungalow Outer area: Cruachen - 140 sq m. Bungalow Brackenbank - 115 sq m. Bungalow with undercroft New House - 106 sq m. Two storey Woodford - 90 sq m. Bungalow Bramalea - 114 sq m. Two storey Slieu Roy - 90 sq m. Bungalow Thie Bane - 107 sq m. Storey and a half bungalow Jura - 102 sq m. Bungalow Thornhill - 103 sq m. Dormer bungalow Emscote - 124 sq m. Bungalow HIGHFIELD DRIVE - DWELLING SIZES Rosebank Pine Lodge Ballig Farm House Holm Lea Bluebell Cregary Clovenstones Matfen Cregneash Spring Bank Kelander Fy-Yerrey Thie Gamman Beg Glengarry Greenacres Newlands House New House Duncraggan Honey Hey Garage Jura Leithgate Thie-Bane Slieu Roy Cruachan Cummel Cheh Richmond Issues Broadclyst LC Craiglands Sea View Meadow Bank LodgeMossley Hunters Moon PACKHORSE LANE Appin Lodge Port-e-Chee LC Amulree Green Ridge Irton Lingmell Paston Tara Sunhill Struie Baldrine Cottage The Cabin BALDRINE ROAD Bramalea Woodford Brackenbank Glenlea Woodbourne Follaton Trelyon Highcrest Mallin HIGHFIELD DRIVE Quarmby Belmore Birkdale Cronk-ny-fannag Electric The Manx Emscote Thornhill Thie Corneil Aughton Lodge Concord The Hollies Track Ardmay Lhergy Brae CLAY HEAD The Spinney Beverley Lodge FBs The Bungalow El Sub Sta Garwick View Balthane Lynton Hillcrest St Francis THE CRESCENT Sayeeda Haven CottageHatfield Glen TCB LB MS Ayngarth Silverdale Poynton Lakeside Briardene Glenside Kerin FBs Chambered Cairn (remains of) PACKHORSE LANE Pond Overdale Tristan Cambria Rosario The Nook Llanberis Brookside Baldrine A 2 Stoneleigh View View Cott House High Standing Clovenstones Cottage Bridle Cottage Mornington House Lark Rise 614904 614729 612819 612809 612748 612727 614725 PA 15/00255/B Glenlea Rowany New House Cruachan Baldrine Cottage Brackenbank

A site plan map showing a residential area with specific plots highlighted in red and blue outlines.

Nearby Planning Approvals - Split Plots

A site plan illustrating property boundaries, building footprints, and road layouts, highlighting specific plots with colored outlines.

430 sq m Plot

400 sq m Plot

384 sq m Plot

580 sq m Plot

Splitting of larger plots occured several times in the close vicinity;

95/00206/B - Erection of dwelling and integral garage. Land between Brackenbank and Woodford was utilised to construct the new two storey dwelling ‘New House’.

Plot size - 400 sq m. 00/02422/B- Erection of dwelling and garage The property ‘Sunhill’ utilised its large garden to construct the new storey and a half bungalow ‘Rowany’. Plot size - 580 sq m

15/00255/B- Erection of a detached dwelling with associated parking and access The property ‘Lingmell’ utilised its large garden to gain approval for a new storey and a half bungalow, not yet constructed. Although this scheme was refused by the Planning department, this was overturned at appeal. Plot size - 384 sq m. Our proposed plot is 430 sq m, considerably larger than the plot associated with 15/00255/B

Planning History - Site

The image displays a set of architectural drawings for a proposed detached dwelling, including front and rear elevations, ground and first floor plans, side elevations, and a cross-section.

CONSTRUCTION NOTES: DEMOLITION: The existing walls and patio area shown dotted to be carefully demolished, excavations for driveway to be undertaken with extreme care, especially in the vicinity of the existing dwelling and boundary to maintain the structural integrity of the existing dwelling and boundary features. All debris to be taken away from site. The demolition and excavation works are to be carried out by a competent demolition/ groundworks contractor. Any neighbouring fencing, garden areas, paths etc to be made good. SITE PREPARATION: All turf and other vegetable matter to be removed from area covered by proposals at least to a depth sufficient to prevent later plant growth. Any existing underground services, watercourses, drainage systems, etc, are to be located and diverted around as necessary in accordance with the relevant officers/authorities requirements.

The plot sits on land which is zoned for residential development. There are precedents in the area for splitting of larger plots (see overleaf). The utilisation of this land within an established housing developments prevents the need for greenfield land to be used elsewhere.

CAR PARKING RETAINING WALL: See Manx Structural Solutions drawings and calculations for full details. Construct foundations and retaining walls in full accordance with engineers details including land drain and backfilling. Set top of foundation 100mm below finished driveway level. Walls to be finished with 20mm smooth sand cement render with sealer and 3No coats of masonry paint. Internal decoration to clients specification. Top of walls to be capped with weathered and throated precast concrete coping stones set on a mortar bead.

NOTE: EXTREME CAUTION TO BE TAKEN WHILE EXCAVATING AND WORKING IN CLOSE PROXIMITY TO EXISTING DWELLING

CAR PARKING DRIVEWAY: Driveway to be constructed of 100mm thick concrete floated to a rough textured finish and laid to fall towards the highway. Concrete to be laid over 100mm well rolled and consolidated hardcore base. All affected public footpath areas to be made good.

PATIO AREA RETAINING WALL: NOTE: This specification is valid for retaining up to 1200mm, over this height consult Manx Structural Solutions. New garden wall foundations to be minimum 600 x 225mm concrete strip foundations to be taken down into good ground conditions and so as not to undermine any existing foundations, services, trees roots etc. Provide minimum 400mm of top soil cover to top of foundation for frost protection. Any steps formed in foundations are to be 225mm deep with a 450mm over lap. At toe of foundation install land drain surrounded in pea gravel, wrapped in terram as per details on Car Parking retaining wall. All work to the satisfaction of the Building Control Officer. This drawing is based upon the assumption that at the foundation depths indicated adequate load bearing capacity stratum will be encountered, if this is not the case the depths will have to be increased, as required by the Building Control Officer. Build 215mm block on flat retaining wall on proposed foundation up to a maximum height of 1200mm retaining. Walls to be finished with 20mm smooth sand cement render with sealer and 3No coats of masonry paint. Top of walls to be capped with weathered and throated precast concrete coping stones set on a mortar bead.

NOTE: EXTREME CAUTION TO BE TAKEN WHILE EXCAVATING AND WORKING IN CLOSE PROXIMITY TO THE BOUNDARY

20/00588/B - Creation of raised patio area, parking and vehicular access (APPROVED) This application created a new vehicular access and parking area for Glenlea to the east of the dwelling. Prior to this application the dwelling was accessed via the driveway access to be utilised by the proposal. This application also created a raised patio area to provide further outside amenity space.
21/00133/B - Erection of two semi-detached dwellings and creation of new vehicle entrance (REFUSED & REFUSED AT APPEAL) This application was recommended for approval by the planning officer but refused by the planning committee. The applicant took the application to appeal which was subsequently refused again.

MOVEMENT JOINTS: Provide and install UPVC movement joints in external render finish of walls coloured to match paint finish colour of the render.

CONCRETE SPECIFICATION: General concrete foundations, slabs. oversite concrete, etc., to comprise of 50kg of cement to not more than 0.11 cubic metre of fine aggregate and 0.16 cubic metre of course aggregate, or B.S 5328 mix ST2 or Grade C25/30.

TREE TO BE REMOVED SHOWN DOTTED ALL CONSTRUCTION TO BE ON LAND OWNED BY APPLICANT AND NEIGHBOURING GARDEN AND FENCING MADE GOOD IF DISTURBED EXTENT OF FOUNDATION TOE SHOWN DOTTED

PATIO: Proposed patio area to be set minimum 150mm below the external dpc level and to be to be formed in 50mm thick precast concrete paving slabs, or similar approved paving slab finish, laid to fall away from the existing dwelling. Paving slabs to be installed in strict accordance with the manufacturer’s instructions, including all required movement joint details, on 50mm sand blinding on minimum 100mm well rolled and consolidated hardcore base. Sand to be brushed into joints between the paving slabs. All affected garden areas to be made good.

1250 2500

1250 350

PATHS: Proposed paths to be set minimum 150mm below the external dpc level and to be formed in 100mm thick concrete floated to a smooth finish and laid to fall away from the existing dwelling. Concrete to be laid over 100mm well rolled and consolidated hardcore base. All affected garden areas to be made good.

NEW ACO DRAINAGE CHANNEL

STAIRCASE: New garden staircases to comply with Approved Document K of the Building Regulations to comprise of; Risers set at max 200mm. Goings set at min 240mm. Pitch set at maximum 42 degree’s. On-site measurements should be carried out prior to the manufacturing of the proposed staircase.

PAVEMENT

NEW SECTION OF DROP CURB (AGREEMENT WITH HIGHWAYS REQUIRED)

BALUSTRADES: Balustrades around patio and parking areas to be set minimum 1100mm high and have a minimum horizontal thrust resistance strength of 0.74KN/m. 100mm diameter sphere should not be able to pass through the openings in the railings. The design of the railings should not be readily climbable.

DRAINAGE: Provide and fit proprietary precast concrete ACO drainage channels with galvanised steel slotted grate covers (Or similar approved). Connect new retaining wall land drains and ACO channel to discharge to existing highway storm drainage (in agreement with Highways division of DoI). All work to the satisfaction of the Building Control Officer.

HIGHWAY ACCESS: NOTE: Prior to the commencement of works to the highway, a Section 109 agreement must be sought in writing from the Department of Infrastructure Highways division that the proposed works are deemed to be acceptable to the Department. Directly opposite car parking, install new precast concrete drop curb in strict accordance with Department of Infrastructure Highways division instructions and guidelines. Any affected areas of roadway or footpath must be made good.

This application applied for two dwellings (3 bed) to be erected on the proposed site, creating a new vehicular access to serve the extra dwelling.

The form of the dwelling was two storey hipped design from the road, with a storey and a half appearance toward Glenlea.

APL Planning Statement (Part 1)

Source & Provenance