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Tel: (01624) 623843 E-mail: [email protected]
Proposed New Dwelling at Land adjoining Silver Beech, Glen Road, Colby IM9 4HW
28th July 2022
Registered Office: 17 Peel Road, Douglas, Isle of Man, 1M1 4LP Managing Director: B. Murphy. Director: T Murphy Company Reg. No. 098010C
The application site is located adjoining Silver Beech, Glen Road, Colby, IM9 4HW on located on the western side of the A2.
The site was formerly a disused garden of Silver Beech. The site was cleared as part of works associated with works at Silver Beech. The dwelling, Silver Beech and land is in the ownership of the applicant at the time of submission.
The Ballachrink Estate is located to the west with House numbers 2, 3 & 4 backing onto the site, these houses are dormer type dwellings. Silver beech, a 2 storey plus attic dwelling, is located to the north and a single dwelling. Glenarm, a 2 storey plus attic dwelling, is located to the North East. Part of the garden of Glenarm flanks part of the eastern boundary of the side.
The site was formerly a disused garden of Silver Beech. The site was cleared as part of works associated with works at Silver Beech.
The site is served by nearby mains power, water and foul sewage system. The site is zoned Residential in the Area plan for the South, Map 6, Colby. The site area is 772 sq.m.
The application seeks approval for erection of a modest low-level single storey dwelling with a detached single garage.
The gross floor area of the 3-bedroom dwelling is 183 sq.m. and the garage is 27 sq.m giving a total area of 210 sq.m. gross. The built area is 27% of the total site area.
The proposed dwelling is a contemporary design. The design has 80’s contemporary influences but using current in vogue materials.
To reduce the massing and impact on the surrounding area the dwelling is split into 3 parts and is split level to follow the contours of the site. The design uses various external finishes and roof profiles to break up the massing of the dwelling. Mono pitch, pitched and flats roofs are used with a slate roof covering. The roof pitch is 25 degrees, that pitch is the lowest available pitch for slate in areas of high exposure.
The dwelling is designed so that all habitable rooms are located so that windows do not pose a risk of overlooking or do not impact on the private amenity space of adjacent dwellings. The dwelling is positioned on the site so as to be a minimum of 20m separation from adjacent dwellings. Whilst windows are indicated on the west elevation facing the rear of the properties in Ballachrink, these windows serve to provide light and ventilation to bathrooms & a study, are all at high level and will be of opaque glazing.
The principle living accommodation faces south with no risk of overlooking. The large glazed areas assist in providing natural solar gain benefits.
The dwelling will be of timber frame or SIPs panel construction designed to exceed current building regulations requirements. Heating will be provided by an energy efficient air source heat pump system. Open fires / wood burning stoves / chimneys are not included so as to
future reduce carbon emissions and improve air tightness of the building envelope. A vehicle charging point is to be provided externally on the garage.
No trees will be removed by the development. Existing trees will be protected during the course of the works. New native trees will be planted near the south west and northern boundary.
Swift boxes will be provided at high level, near the apex of the mono pitch roof, facing north
The site will be accessed from the A27, Colby Glen Road, in the location of a former garden entrance and will has parking and on site turning for 3 cars. The current seed limit on that road is 30mph. The 4.5m wide entrance will facilitate easy access and egress and allow for improved visibility to the north and the south. The visibility “Y distance” provided is 66m to the north and 35m to the south. The visibility to the south is all within the control of the site and the visibility splay can be maintained to comply with highway standards. The parking & turning area will be block type paving to avoid any gravel transference onto the highway. A drainage channel is provided at the entrance to avoid any excess rainwater runoff onto the highway.
The dwelling will be connected to the existing public foul water drainage system. It is initially intended the surface water will be connected to new soakaways located within the site. The exact location and size of soakaways will be determined following percolation testing as required by Building Control. (Note: The applicant would accept a condition in the planning approval that this percolation test result be submitted to the drainage authority prior to construction).
A pre-planning consultation was sought from the Planning office and a response received from Mr Jason Singleton on 15th July 2022.
Planning Policy The site is zoned Residential in the Area plan for the South, Map 6, Colby. The following policies from the Isle of man Strategic Plan are deemed relevant to the application.
The Planning Office when reviewing this application will determine if this application meets with current policy recommendations.
Below is review of the policies and a brief response explaining as to how these policies are addressed:
Response: The site is zoned Residential in the Area plan for the South. The site is located in an established residential area and is immediately adjacent to an established residential estate. The site benefits from good availability of all necessary utilities, good access and proximity to village services including public transport.
Response: As above, the site is located in an established residential area and is immediately adjacent to an established residential estate. The site benefits from good availability of all necessary utilities, good access and proximity to village services including public transport.
Response: There are varying styles of existing dwellings in the immediate area, mainly detached ranging from traditional Manx dwellings to 1970’s dormer bungalows to large 2 storey dwelling. There is no one style of design that is prevalent in the area. The proposed dwelling is split into 3 parts and is split level to follow the contours of the site. The design uses various external finishes and roof profiles to break up the massing of the dwelling.
Response: The site does not contain nor is adjacent to any sites of archaeological interest or scientific interest. The dwelling will be constructed to meet or exceed current environmental standards and the landscaping designed to enhance the environment. The development will not lead to any lead to unacceptable environmental pollution or disturbance.
The dwelling will be constructed to meet or exceed current environmental standards and the landscaping designed to enhance the environment. The dwelling will minimise carbon emissions by not burning fossil fuels, high thermal insulation and providing electric car charging point. Biodiversity will be aided by the introduction of native trees and planting and the introduction of swift boxes to assist the recovery of that particular species.
Spatial Policy 5:
New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3.
Response: The site is zoned Residential in the Area plan for the South. The site is located in an established residential area and is immediately adjacent to an established residential estate.
General Policy 2:
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
Housing Policy 4:
New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.
Response: The site is zoned Residential in the Area plan for the South in an established residential area and is immediately adjacent to an established residential estate. The site benefits from good availability of all necessary utilities, good access and proximity to village services including public transport.
Environment Policy 42:
New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.
“Back land development(2)” (which is development on the land at the back of properties) may also be acceptable in some circumstances, but only if satisfactory access can be achieved and if there is sufficient space to provide adequate amenity for both new and existing adjoining dwellings. “Tandem development (3)” (consisting of one house immediately behind another, and sharing the same access) is generally unacceptable because of the difficulties of access to the house
Response: Whist forming part of the former garden to Silver Beech the site could not be considered back land development nor tandem development. The site will be totally independent of Silver Beech with its own access and services. The site has a large road frontage and clear aspect from 2 sides of the site. The proposed dwelling will not be unduly overlooked nor will it create overlooking.
Transport Policy 4:
The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.
Response: The site is located within a 30 mph speed limit off an established residential road. The entrance is designed to reflect the nature of that road. Boundary improvements are proposed to aid visibility when exiting the site with a wide entrance to aid entry.
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department’s current standards.
The development includes a single detached garage providing one parking a space. The site can accommodate 2 additional cars. The site provides for turning of vehicles within the site.
Residential Design Guidance 2021: Response: The proposed dwelling has been designed and will be constructed in accordance the guidance given in Residential Design Guidance 2021.
The new dwelling will provide a sustainable, energy efficient, well ventilated, naturally lit home. The dwelling will utilise modern building materials and will be constructed to standards higher than required by the current building regulations.
The dwelling will provide safe & usable access & facilities for its occupants. Conclusion: The application complies with and addresses current planning policies and guidance. The dwelling is individually designed for the particular site, low level so as not to look incongruous within the area. The main focus of the design is to respect the establish amenity value of adjoining residents. The dwelling will be constructed to exceed current environmental standards with reduced carbon emissions. We trust the Department will recognise the efforts made to ensure this new dwelling meets with all current policies and guidance and approve the proposal. We are available to meet with or discuss any aspect of the proposal with the Department as required during the application process.
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