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New Dwelling
Ballakillowey Road,
Colby
For Ms C Skelly and Miss M Renard
This application on behalf of Ms C Skelly and Ms M Renard is for full approval for the erection of a new dwelling, with a new access onto Ballakillowey Road. The site is located on land between the dwellings Longmead and Strathcona on the A36 Ballakillowey Road, Colby.
The development will create a new two-storey, four-bedroom house that has traditional form but a contemporary design.
The site slopes gently from north to south, with a gentle overall fall of 2.4m. The site has a southerly aspect. The site boundary to the west is the A36 Ballakillowey Road. The boundary to the south and east is made up of dwellings Longmead and Horizons respectively. The boundary to the north is made up of part of dwelling Strathcona and part of field 414326.
Assistant Planning Officer Miss Lucy Kinrade advised the Applicant in a pre-application consultation.
The dwelling is sited towards the northern end of the site, to ensure it is set sufficiently far from each of its neighbouring properties. The dwelling is sited 7m from the Horizons boundary, 11.5m from the Longmead boundary, 7m from the Ballakillowey Road boundary and 2m from the Strathcona/field boundary.
The dwelling is a two-storey four-bedroom house of contemporary design. The form of the house is traditional; having an 'L' shaped footprint, a duo-pitch roof and chimneys placed centrally on the gable-ends. The layout is designed so that 3 of the bedrooms and the kitchen enjoy the morning sun, and the master bedroom and lounge enjoy the afternoon and evening sun. The main living space on ground floor is designed to be an open-plan kitchen, dining room and lounge with south-facing windows and doors onto a terrace, which will enjoy sun throughout the day. A feature of the house is a two-storey full-height open hallway, with glazing running continuously from the south elevation up and over the roof, creating a bright open entrance hall. The master bedroom has a full-height space up to the underside of the pitched roof, with full-height glazing wrapping around the south and western corner to enjoy the afternoon/evening and setting sun. The areas of glazing mainly over-look the rear garden and the road, with only smaller windows looking towards adjacent properties, Horizons and Strathcona.
The heating is by an oil-fired boiler with an underfloor system and part of the pre-heating of water will rely on a solar array on the south-facing part of the main roof. The ventilation is provided by a whole-house controlled mechanical ventilation system.
The main materials selected for the exterior of the house are generally traditional, with render for the walls, softened in places with timber effect vertical panels and an artificial slate roof. The windows and external doors will be powder coated aluminium, with solar glass where required. The fascias and soffits will be white uPVC and the gutters and downpipes will be aluminium or uPVC.
The site is remote from public foul and surface water sewers.
Foul drainage will be collected in 100mm diameter drains, and taken to a bio disk treatment plant at the southern end of the site, where it will be discharged to a soakaway trench 10m from the house, and more than 10m from any adjacent dwelling. Details of the proposed system is included with the application.
Surface water will be collected from the roof in gutters and downpipes; and the other hard surfaces collected in gullies and taken in 100mm dia drains to two soakaway trenches; located at the eastern and western boundaries of the site at least 5m away from roads and dwellings.
The dwelling is sited towards the northern end of the site, to ensure it is set sufficiently far from each of its neighbouring properties. The distances from each dwelling is as follows:
By siting the dwelling so far north on the site, it means there will be no overbearing on the dwelling Horizons, which will still enjoy views across to the adjacent countryside.
Most habitable rooms, and the majority of the large glazed areas face due south, or west. The distances from the new dwelling to the adjacent Longmead and Crofton Cottage are sufficient to ensure continued privacy for their residents.
The windows that face east towards Horizons are four en-suite/utility rooms, a kitchen window and windows to the two bedrooms, one on ground floor and one on first floor. The en-suite windows are to have obscure glazing. The bedroom windows are 7m from the boundary to Horizons, and the window in the kitchen is nearest to Horizons is 11.5m on the oblique to the dwelling's closest point. We believe these distances are sufficient and that this respects the privacy of the neighbor.
This site was subject to a successful planning application PA13/00409/B for a dwelling for which the approval has since lapsed. That application proposed the closure of an existing access at the northern end of the site and the creation of a new access at the southern end of the site with a visibility splay of 2.4m x 36m. We propose to keep the new access to the highway in the same location as the previous application.
The new Manual for Manx Roads advice for visibility splays, directs users to Table 7.1 in Manual for Streets which gives guidance of a visibility splay of 2.4m x 43m for a speed of 30 mph. This is achievable on the site and has been shown on the planning drawings, and this is in excess of the previously approved distances.
There is one tree on the site which is to remain. There is also one large tree and one small tree near the site, in the garden of Longmead overhanging the site. There is new planting of trees proposed, and the planting is shown on the application drawing. DEFA were consulted, although at the time of the consultation it was considered the larger.
of the trees was to be removed. Since that consultation it has proved possible to provide the sightlines without the loss of trees. The species being planted were recommended by DEFA and we believe this will be an improvement on the existing trees.
The site sits within an area designated for residential use in the Area Plan for the South 2013, and as such there is a general principle in favour of residential development. Therefore Isle of Man Strategic Plan 2007 General Policy 2 (GP2) applies. A previous planning application for residential development on the site PA 13/00409/B was approved at appeal. We have set out below the key aspects of GP2 that we believe are relevant, and described how we believe they satisfy the policy: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
The design proposals site the dwelling to the northern end of the site to ensure Horizons retains views to the countryside and so that the dwelling is sufficiently distant from adjacent properties. The layout is an L-shaped footprint similar in size to other properties in the Ballakillowey area, which is characterized in recent developments by larger residential properties. The area is characterized by a mixture of traditional two-storey houses, dormer bungalows and true bungalows. There is no over-riding architectural style. The form of the proposed house is traditional; having an 'L' shaped footprint, a duo-pitch roof and chimneys placed centrally on the gable-ends. The scale of the dwelling is that it is two-storey and is similar in scale to other properties in the area. The design aesthetic of the area is an eclectic mix of styles ranging over many years of development. The design of the proposed dwelling is contemporary but uses traditional-looking materials such as render, artificial slate and timber effect boarding to give a more traditional appearance in its setting. The landscaping is designed to create a traditional Manx hedgerow with trees along the Ballakillowey Road verge; using species such as Rowan, Whitebeam. Cockspur Thorn and Hawthorn as recommended by the DEFA Arboricultural Officer. (c) does not affect adversely the character of the surrounding landscape or townscape;
The landscape of the area is characterised by walls, Manxbanks and hedgerows of varying quality along the roadside verge. The design proposal is for the roadside verge to be landscaped with mostly a hedgerow punctuated with trees, and a section of walling to highlight the opening for a new access into the site. This will not adversely affect the character of the surrounding landscape.
The character of the townscape has changed over time with a small number of traditional houses becoming surrounded by a greater number of new eclectic-styled houses, dormer bungalows and bungalows. The proposed dwelling with its traditional form, traditional materials used in a contemporary way, will not have an adverse impact on the character of the townscape. (g) does not affect adversely the amenity of local residents or the character of the locality;
The dwelling is sited towards the northern end of the site, to ensure it is set sufficiently far from each of its neighbouring properties, and the landscaping is such that the site edge will blend into the existing roadscape. There is no detrimental impact on the amenity of local residents. The character of the area has changed over time with a small number of traditional dwellings becoming surrounded by a greater number of new eclectic houses, dormer bungalows and bungalows. The proposed dwelling with its traditional form, traditional materials used in a contemporary way, will not have a detrimental impact on the character of the locality. (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate service vehicle parking, and manoeuvering space;
The new access has a visibility splay of 2.4m x 43m which satisfies the requirement in the Manual for Manx Roads and Manual for Streets. The new access design complies with the Dol standard construction detail for a Private Access for One Dwelling. There is sufficient space shown within the site, next to the garage, for turning and maneuvering for a vehicle to exit the access in a forward gear.
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
The proposal is for a single dwelling which will have no detrimental impact on the number of vehicles in the local highway network. The access meets the current Dol standards for a new access for a single dwelling. There will be no detrimental effect on road safety or traffic flows.
Conclusion:
The design of the dwelling was given much consideration, and this included the context of its siting, form, scale and finish. The dwelling whilst contemporary in design, uses traditional form and materials to create a pleasing aesthetic that will blend into the locality. The landscape along the road verge was also given much thought and the design is sympathetic to the locality. We believe the design proposals satisfy the Local Area Plan, and the key sub-clauses of General Policy 2. Therefore, the Applicant respectfully requests the Planning Committee to grant approval to this application.
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