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Barry Murphy MCIAT Chartered Architectural Technologist "The Studio", Glenmore, Belmont Hill, Douglas, Isle of Man, IM1 4NX Tel: (01624) 623843 E-mail: [email protected]
10th November 2014
Managing Director: B Murphy. Director: Am Murphy Company Reg. No. 098010C
The following is a statement of evidence to support a Detailed Planning Application for Conversion & Extension of an Existing Building to Apartments at Kingswood House, 3 Harris Terrace, Douglas, IM1 43LZ
The application site occupies an area of 795 sq.m within the curtilage of Kingswood House, 3 Harris Terrace, Douglas. The site is located within an area zoned as Predominantly Residential in the Douglas Local Plan 1998 and within the Windsor Road Conservation Area.
The site is bounded to the South by Harris Terrace, a one way traffic tree lined street. Harris Terrace consists of predominantly residential properties with the exception of the application site which was used as offices and the building immediately adjacent "Pacesetter" building which has commercial use.
To the rear of the site is a wide rear lane with a 2m high wall on the North side of the lane behind which is a line of trees. These trees form part of large gardens of The Ellan Vannin Home.
The existing building is set back from the road on Harris Terrace with a large hard landscaped area. The existing original main building of traditional appearance with 2 storeys but with additional attic space set behind a parapet. Over the years the building has been extended to the rear and side with flat roof annexes which would not be considered traditional. Attached to the east side of the main building is a single storey large timber clad extension which would not be considered traditional. This extension and East side of the site is surrounded by high walls with a vehicular access off Harris Terrace.
The site to be the subject of 3 planning applications, PA 86/00467/A, 07/01920/C and 12/01614/A. Planning Application may be relevant to this application as it was an application in principle for the conversion of the existing buildings to residential use.
Pre-planning consultations were originally held with the Planning Departments Officer, Mr Ed Baker and Mr Steve Moore, the Conservation officer and latterly with Mr Ed Riley.
During the course of these early meetings some basic principles were established and agreed, as follows:
A number of schemes were initially presented to Mr Baker and Mr Moore for discussions which were based on a traditional design. It was suggested that a more "Contemporary" design may be appropriate so as help maintain the integrity of the existing building. At a later meeting with Mr Riley and Mr Moore this contemporary approach, as now submitted, was confirmed.
The scheme proposal is summarized as follows:
The external appearance evolved during the course of pre-planning discussions.
When viewed from the front the proposed extensions are visually separated to give the appearance of 2 buildings this is a result of setting the link between the 2 back by 6.3 m from the main façade.
The new structure wraps around the existing building but is set back by 6.3m from the front main façade of the existing building. The new building is free of "clutter" at this point so that the backdrop helps to frame of the existing building where visible. The new building located directly behind the existing will not be visible from street level of Harris Terrace.
Whilst not been traditional, the new building does reflect some of the main features of the existing building and those on No.1 & 2 Harris Terrace. These features include prominent full height pilasters, string course & parapets and recessed panels. The window proportions are rectangular, near to golden rectangle proportions, as on the existing building.
The rear of the existing buildings on Harris Terrace is visible from Kingswood Grove across the garden of the Ellan Vannin Home. Although the existing is party obscured by trees it is rather dowdy. It is hoped that the proposed contemporary and brightly painted appearance will help lift and brighten up this rear street elevation.
The proposal provides 17 apartments consisting of 16no 2-bedroom and 1no 1-bedroom. The Isle of Man Strategic Plan suggests a parking ratio of 1 car parking per one bedroom apartment and 2 spaces for 2 bedroom apartments which in this case would require a total provision of 33 spaces.
17 car parking are provided on site, one dedicated space per apartment but leaving a shortfall in the amount of spaces required in IOM Strategic plan.
The site also provides 4 motorbike spaces and space for 12 bicycles in a semi-vertical racking system all of which are undercover.
One public on street parking space will be lost by the relocation of the existing vehicular access and parking off Harris Terrace.
In pre-planning meeting the Planning Department stated the existing building should be retained as it added to the character of the Conservation Area.
The retention of the existing building makes the provision of on site parking difficult to achieve in that it restricts the amount of ground level parking that can be provided and restricts the construction of parking below ground.
The IOM Strategic Plan makes provision for the relaxation of this standard in certain circumstances including:
Referring to parking standards Policy A.7.6 states:
These standards may be relaxed where development:
(a) Would secure the re-use of a registered building or a building of architectural or historical interest; or (b) Would result in the preservation of a sensitive streetscape; or (c) Is otherwise of benefit to the character of a Conservation Area (d) Is within reasonable distance of an existing or proposed bus route and it can be demonstrated that a reduced level of parking will not result in unacceptable on street parking in the locality.
We suggest that items (a), (b) & (c) above could be applied to this scheme.
We suggest that item (d) is also applicable in that the site is located:
The location of the site near to the town centre negates the need for residents to have a second car.
A snap shot parking survey of the immediate area was undertaken on Monday 10th November 2014 of the immediate area showing the availability of on street parking spaces to be as follows:
The parking survey undertaken would suggest that there is an availability of on street spaces available in the area outside of and during working hours.
We suggest the relaxations allowed within Policy A.7.6 of the IOM Strategic Plan, the on site provision of motorbike and bicycle parking and the availability of on street parking should negate the need for the provision of the additional spaces.
In respect of transport the scheme also embraces many of the fundamental principles of the IOM Strategic Plan highlighted as follows:
Chapter 3; Strategic Objectives:
3.2 Resources (f) To reduce the need for travel, especially by private car, and to make the best use of existing infrastructure, including existing and former railway routes.
3.3 Environment (c) To encourage high quality development throughout the Island. (f) To promote urban regeneration and the re-use of derelict and redundant sites.
3.5 Transport and Communications (b) To locate new housing and employment close to existing public transport facilities and routes, or where public transport facilities are, or can be improved, thereby reducing the need to use private cars and encouraging alternative means of transport. (c) To encourage development which would result in a more integrated transport network.
Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement
| 8am | 11am | 3pm | 7pm | |
|---|---|---|---|---|
| Harris Terrace | 3 spaces | 5 spaces | 5 spaces | 5 spaces |
| Christian Road | 8 spaces | 5 spaces | 4 spaces | 9 spaces |
| Kingswood Grove | 11 spaces | 8 spaces | 10 spaces | 9 spaces |
11.2.3 In order to help meet the environmental objectives contained within this plan, new development should where possible be located and planned so as to reduce the need for travel and encourage means of travel other than by private car, in particular walking, cycling, and public transport use. In general, such locations will be within or contiguous with existing built centres which are well served by public transport and which are within walking or cycling distance of the new development and this will have the added benefit of strengthening the services, shops, employment opportunities and overall vitality of those centres.
11.5.3 The long term target is to reduce the level of car parking required for town centre developments and seek to develop more sustainable staff and visitor transport plans including improved public transport, staff buses, shared and pooled cars, cycling and walking. Consideration should be given to the provision of cycle parking for staff and customers in non-residential development and to the provision of secure cycle stores in apartments.
The parking ratio of this scheme where 1 space per apartment is provided compares favourably with other recent approvals in or around the town centre. These schemes, PA 08/01839/B, 08/00221/B & 07/02169/B were approved with a relaxation of parking standards required in Isle of Man Strategic Plan. These schemes were all new building and the design not restricted by the retention of an existing building as is the case in the application site.
As 13 of these apartments are intended for the rental market then it is most likely that prospective tenants would seek alternative accommodation if they required more than one parking space.
Housing Policy 5 of the Isle of Man Strategic Plan requires the 25% of properties be set aside for affordable Housing.
The scheme was informally discussed with Mr Phil Halliwell of the Dept of Health & Social Care at a meeting of 7th October 2014. Mr Halliwell suggested that 4 of the 2 bedroom apartments in this scheme should be allocated for affordable housing.
As the majority of the apartments are to be used for the rental market it would be the applicants preference to pay a commuted sum in lieu of the affordable homes provision. Failing this the applicant would agree to entering into a Section 13 agreement for the allocation of 4no. 2 bedroom apartments in this scheme to satisfy the requirements of Housing Policy 5 in respect of the provision of Affordable Homes.
It is intended that the forecourt of the existing building facing Harris Terrace will be laid out and landscaped to provide 80 sq.m of shared amenity space for the use all residents.
Appendix 6; Table 1; Isle of Man Strategic Plan sets out the requirements for the provision of formal open space, children's play space and amenity space for developments based on the occupancy of the dwellings.
Apart from the 80 sq.m the applicant is unable to provide any further open space on or near to the site.
Paragraphs A.6.6.1 & A.6.6.2; Isle of Man Strategic Plan acknowledges that in developments such as this it can be impractical to provide the open space required and commuted sums can be considered.
The applicant is content to enter into a Section 13 agreement for the payment of a commuted sum in respect of the provision of Open Space. The area of amenity space provided on site should be acknowledged when calculating this commuted sum.
The scheme will be designed and constructed to comply with or be in excess of the standards required in the Building Regulations in respect of energy efficiency.
Demolitions materials will in so far as possible be recycled and re-used on or off site.
The planning application drawings are listed as follows:
Planning Statement Photographic Record
| 773/010 | Site Location Plan |
| 773/011 | Site Plan |
| 773/012 | Lower Ground floor Plan |
| 773/013 | Ground floor Plan |
| 773/014 | First floor Plan |
| 773/015 | Second floor Plan |
| 773/016 | Third floor Plan |
| 773/017 | Sections |
| 773/018 | Front Elevation |
| 773/019 | Rear Elevation |
| 773/020 | Side Elevations |
| 773/021 | Street Elevations |
| 773/022 | Plans as Existing |
| 13TS028-01 | Existing Site Survey |
| 13TS028-EL-01 | Existing Elevations |
| 13TS028-EL-02 | Existing Elevations |
Conclusion:
Approval of this scheme will help to preserve and enhance the street scene of Harris Terrace and the character of the Conservation Area.
The designer has worked fully with the Planning Office and the Conservation Office to produce a design felt appropriate for the area whilst maintaining the integrity of the existing building.
The retention of the existing forces some relaxations in the required parking standards. These relaxations of standards are compensated by the provision of space for alternative modes of transport, the reassurance that one dedicated space is provided for each flat and that the provision made is consistent with other similar approvals.
We would hope that the information contained within this planning statement will assist the Planning Committee to make a fully informed decision resulting in an approval of the application.
Prepared By:
Barry Murphy dip. Arch. Tech. M.C.I.A.T. Chartered Architectural Technologist For & On Behalf of Construction Design Ltd
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