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Mrs D L Jackson
November 2011
The Application site lies between two dwellings, 'Winston' (to the south) and 'Glas Choille' (to the north) in Glen Auldyn. It is substantially rectilinear in shape, extending to approximately half an acre, has a flat topography and is bounded on the remaining two sides by the Glen Auldyn River (to the west) and the Glen Auldyn Road (to the east).
The site has been the subject of a number of previous Planning Applications, the most recent of which was PA 10/01816/B for the erection of two dwellings, this being Refused at Planning Committee on 31st March 2011. The reason for Refusal was that the proposed dwellings would be out of character with the area due to their design, uniformity and positioning.
Consequently, whilst there were a number of objectors to the proposals, the Planning Committee deemed that the principle of two dwellings on the site and the access thereto are acceptable. This Application retains the same access as previously but seeks to address the reason for the Refusal and, where possible, to also address the concerns of those objectors most directly affected by the proposals.
Consideration was first given to the general form of the two buildings and their location on the site. It was decided that the two main, material, issues could be dealt with via one concept.
By designing a single storey building to the north of the site, this would address the concerns of the neighbours at 'Glas Choille'. Then, by incrementally increasing the massing of the building to the south of the site by designing a storey-and-a-half dwelling (the intention being to create a sequence of single/storey-and-a-half/two storey dwellings as one moves from 'Glas Choille' towards 'Winston'), this would inherently vary the appearance of the buildings and address the previous concerns of the Planning Committee. With regard to overlooking 'Glas Choille', there is only one window facing that direction but it is at ground floor level (i.e. hidden from view by the existing 2.5m high existing hedge in 'Glas Choille's' ownership) and it will have translucent glazing.
By making one of the buildings a storey-and-a-half, the overall footprint of the two dwellings on the site is reduced, which increases the amount of amenity space available around both and privacy distances between existing and proposed dwellings are maximised.
The layout of the spaces within each dwelling are arranged to achieve a number of goals. Firstly, the habitable rooms generally have aspects facing the front or rear gardens; this is to create privacy combined with unfettered views of the natural habitat.
Secondly, with environmental sustainability and the economical running of the dwellings in mind, the spaces are arranged so that the two 'additional' bedrooms (i.e. those other than the Master bedroom) can be isolated if the occupiers are a couple or a single person. The dwellings will be 'super insulated' (to substantially exceed the requirements of Building Regulations) and have multi fuel burning stoves in the lounge areas. Overall, this will greatly reduce heating costs and only heat areas which are being used.
The substantial areas of glazing will ensure that there is sufficient natural light to materially reduce the need to use artificial light (which will all be low energy, long life fittings where possible) and the east/west orientation will ensure there is solar gain (via the 'greenhouse effect'), particularly at the start and end of each day when the inhabitants are at their most sedentary.
Whilst there is an eclectic mix of house designs in Glen Auldyn and, therefore, no 'fixed' aesthetic language, the dwellings have a number of finishes which are inherently 'Manx', but arranged to help create a more contemporary look; white rendered walls, slate roof and timber, treated to allow it to age naturally.
As indicated in the Artist's Impression on drawing number 001, the entrance to the dwellings will be flanked by curved, dry stone walls; these allow for Manx sod banks to abut against them, defining the boundary of the site to the road. For illustration purposes, there is no planting shown behind the Manx sod banks but, in reality, there would be planting to screen the dwellings from the public's view.
The boundary treatment between the new dwellings will be a combination of dry stone walling (between vehicular areas) and woven birch panels (between garden areas); this will maintain the natural and rural feel to the site.
It is considered that the current proposals adequately address the issues raised by the Planning Committee and the objectors in relation to the previous Planning Application and hoped that they will be Approved to help make an appropriate and positive contribution to Glen Auldyn.
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