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In addition, it is important to highlight the importance of landscaping in the layout and design of the proposals. The landscaping scheme is an integral part of the proposals and has been a key influencing factor in the arrangement of development within the site.
The overall design approach to the landscaping scheme for this site is based on an understanding of the site conditions, the retention and development wherever possible of existing landscape features and a visual assessment to achieve both the careful integration of the development into the existing landscape scale and character whilst reducing to a minimum any adverse impacts or visual intrusion.
As part of this strategy the plant species have been carefully selected to ensure only those well suited to the site conditions are incorporated within the landscaping proposals. There is little value in incorporating planting species which will not withstand the local site conditions therefore there is a careful balance to be made between the appropriate species to incorporate and the layout/arrangement of planting as part of the development itself.
The following species are intended to be used as part of the landscaping scheme for this site: structure/screen planting (native species only); woodland edge mix (semiornamental and native species); ornamental hedges; feathered and multi-stemmed trees; ornamental shrub beds (evergreen and deciduous); wildflower mixes; and lawns (including differential mowing regimes).
The former hotel included an area of formal gardens between the main hotel building and the promenade and the proposed development seeks to retain this arrangement. This area will include various walkways, a viewing platform and landscaped gardens to provide an attractive and pleasant transition between the promenade and the proposed buildings on site.
The landscaping scheme also includes appropriate boundary treatment and provides internal landscaping to ensure the areas between the development blocks within the site are attractive. This approach seeks to ensure the transition from Bride Road into the site is an appropriate and attractive one and ensure the internal movements within the site are equally attractive maximizing the potential for well planned landscaping to enhance the appearance of the site and the setting for each block.
This approach to the landscaping has ensured the layout and design of the proposed development has been approached in such a way to maximize the opportunity for the landscaping to enhance the quality, appearance and setting of the development as a whole.
This ensures that the landscaping compliments the design and layout of the proposals to assist in the creation of a landmark development on this important site within Ramsey.
The aim is to produce a high quality development appropriate in scale and character for the site and its prominent location whilst also ensuring deliverability. The overall aim is to provide a development that will be both aesthetically pleasing and economically viable.
The aim of the proposal is to provide "equal living" throughout the site, no individual building is dominant with the quality and detailing consistent throughout.
The style and symmetry of each building within the development is appropriate to the location and acknowledges the stature of the former hotel.
The importance of the site is such that it is considered essential to provide a high quality and positive elevational treatment to all boundaries. The views onto the site are considered as important as the views from the site and an integral part of the design has been to ensure a high standard is maintained on all publicly visible elevations.
The proposed design is sympathetic to the former Grand Island Hotel. The architecture is "traditional" in style and the proportion and detailing have been designed in response to the former hotel to ensure the proposals compliment the history of the site. With this in mind the design has evolved from detailed consideration of both the locality of the site and its history. The materials proposed, both internally and externally, will serve to emphasise the quality of the development.
Figures 8 and 9 provide 3D illustrations of the proposals from the promenade and from the north to illustrate the design and appearance of the buildings from these elevations. This clearly illustrates the high quality design of the proposals and the impressive impact and relationship they will have with the promenade and all other viewpoints. It also demonstrates the importance of the positioning of the Blocks to ensure that this impact and attractiveness is maintained throughout the site rather than only from a single viewpoint.
All buildings are arranged over five stories comprising a lower ground floor, ground, first and second floors and penthouse level. The impact of the height of the buildings is restricted by the use of a recessed mansard roof to the penthouse apartments on each block. Although the blocks vary in plan size in accordance with the accommodation provided they are all linked by a consistency of elevational treatment and detailing.
External walls are rendered and painted, with "ashlar" coursing to ground floor elevations and a smooth finish elsewhere. The mansard roof is finished in dark grey tiles.
Large areas of blank render have been avoided by the careful design and layout of each block, and window openings are enhanced with varying treatment to the heads and cill. Figure 10 illustrate the proposed elevational treatment of the proposals. Windows have all been aligned vertically and sized to provide appropriate natural lighting and ventilation. Crisp detailing is used consistently throughout and colour is applied to emphasise these details were appropriate.
Fig. 8. View from the Promenade {{image:62169}}
Fig. 9. View from Bride Road towards Ramsey
Proposed balconies provide private amenity space for each apartment and take maximum advantage of the views available from the site. The location and design of the balconies are as such to provide interest and articulation to the elevational treatment of the development. This has been replicated through each block. Figure 11 illustrates the use of the balconies within the development.
The buildings are to be set at different levels and this together with the requirement to provide access to the lower ground floor levels for car parking, will add variety and interest to the external spaces.
The pallet of materials, site furniture and hard and soft landscaping will give an extra layer of quality to this development. The landscaping is an important part of these proposals providing an elegant and complimentary frontage to the buildings, as described within this statement.
{{image:62172}} Fig. 10. Proposed Elevational Treatment of Development Blocks Fig. 11. Use of Balconies within the Development
It is the intention that all buildings and external areas of the site are fully accessible to all. Provisions will be made to recognize the needs of all members of society in aspects of circulation, fixtures, facilities and car parking.
The aim is to provide safe and efficient access to all parts of the development for both pedestrians and vehicles. Steep slopes have been avoided. External lighting and appropriate signage will be included to help achieve this aim.
It is proposed to provide a single gated access off Bride Road, located to provide the required visibility splays in both directions and ensure safe and easy access both into and out of the site.
The security lodge will be manned by a full time Consierge/Security Guard who will control access to and from the site as well as providing general support to residents.
Turning heads have been provided adjacent to each block to ensure sufficient space and access is provided for service vehicles within the site.
Access to the Substation is directly off Bride Road, as required by the utilities provider. Car parking is provided at a ratio of two parking spaces to each apartment in accordance with the planning authority's requirements.
Blocks 1 and 2 have eleven parking spaces at lower ground floor level, two of which are allocated disabled parking spaces.
Blocks 3, 4 and 5 have ten parking spaces at lower ground floor level, again two of which are allocated disabled parking spaces.
The remaining balance of the required residents parking spaces are provided at ground level, split up to provide parking adjacent to the blocks for the convenience of the residents and to avoid large areas of hard landscapes. Additional disabled parking spaces are provided as close as possible to the entrances.
Twelve additional parking spaces have been provided for visitors to the site, two of which are allocated as disabled parking spaces.
A temporary vehicular access will be provided between the existing gate posts at the promenade level to provide occasional access for maintenance attending the gardens.
A gated pedestrian access is provided alongside the gates to the vehicular access off Bride Road. Pavements are provided up to the entrances of all buildings, where canopies allow weather protection before entering.
The landscaping scheme also provides scope for pedestrian access through the site to the promenade and includes stepped access through the centre of the landscaped gardens or a more sweeping path down to the gate posts adjacent the promenade.
Level access is provided for disabled users from dedicated parking areas onto the pavements in front of the buildings. Changes from pavements to parking areas and road crossing positions will be highlighted by the use of contrasting tactile paving in accordance with Part M of the Building regulations.
Two footbridges are proposed between blocks 1 and 2 to provide access for all residents to the footpaths and steps incorporated within the landscaped gardens to the front of the site, and onto the promenade.
Entrance doors are to have a minimum effective clear width of 900 mm with level access from the external pavements. All internal doors will have a minimum effective clear opening of 800 mm .
Each block will have an adequately sized lift and a staircase suitable for ambulant disabled users all in compliance with Part M of the Building regulations.
One of the main aims of the development is to establish high quality minimum impact buildings set within the existing environment and surrounding community. The proposals include the creation of new landscaped areas using native species as much as possible.
The availability of public transport and the direct pedestrian link to the promenade will encourage residents to reduce their use of private cars.
Construction works involve the bulk excavation from foundation drainage and basement works. Subject to the results of the Stage 2 intrusive site investigation the policy will be to recycle and retain on site excavated materials for reuse in back filling trench excavation mounding and bulk filling to landscaping works. This will minimise the import and export of soil and other materials, reducing the number of lorry movements to and from the site.
Record drawing from C.D.M. drainage authority show there to be existing foul and surface water public sewers to the boundary of the site. Foul water will discharge freely to the existing sewer in Vollan Crescent.
Surface water drainage will be designed adopting the principle of SUDS. Subject to comparable substrata conditions a natural irrigation method of discharge will be adopted or if ground conditions are not suitable the surface water will be attenuated and the rate of discharge limited to the equivalent of greenfield site run off.
Consideration has and will continue to be given to the specification and use of materials with minimum embedded energy. This includes the use of recycled crushed aggregates in substructures, second-hand slates to the roof, masonry blocks with recycled content, plasterboards with recycled gypsum, water-based paints, mineral wool insulation with recycled content etc. Most importantly the embedded transportation costs will be reviewed and as much labour and materials as possible will be sourced locally.
Good standards of construction, robust detailing, good insulation values and sustainable building services will be used throughout.
Other items considered within the overall design of the development include:
| Number of Apartments | Area of each Apartment | Bedrooms to each Apartment | Car parking | |
|---|---|---|---|---|
| Blocks 1 and 2 | ||||
| Lower Ground floor | 11 spaces including 2 designated disabled | |||
| Ground, First and Second Floors | 2 | 167 sq m (1800 sq ft) | 2 | |
| Penthouse | 1 | 206 sq m (2,220 sq ft) | 3 | |
| Blocks 3,4 and 5 | ||||
| Lower Ground floor | 10 spaces including 2 designated disabled | |||
| Ground and first floors | 2 | 187 sq m (2010 sq ft) | 2 | |
| Second floor | 2 | 167 sq m (1800 sq ft) | 2 | |
| Penthouse | 1 | 206 sq m (2,220 sq ft) | 3 |
Site Plan WJ_014-0001 e Location Plan WJ_014-0002 e Blocks 1 and 2, Lower Ground, Ground and First Floor Plans WJ_014-0003 b Blocks 1 and 2, Second Floor, Penthouse and Roof Plans WJ_014-0004 b Blocks 1 and 2, Elevations WJ_014-0005 b Blocks 3,4 and 5, Lower Ground, Ground and First Floor Plans WJ_014-0006 a Blocks 3,4 and 5, Second Floor, Penthouse and Roof Plans WJ_014-0007 a Blocks 3,4 and 5 Elevations WJ_014-0008 a Sections WJ_014-0009 a Site Sections WJ_014-0013 View from the promenade View from Bride Road towards Ramsey
Topographic Survey SVY 1 B
Site Layout – Engineering Appraisal 0212-044-001A
Landscape Masterplan PL364/1
Totals 35 apartments 6,280 sq m (approx. 67,600 sq ft) ( Excludes Lower Ground Floors and Common Areas )
View from the Promenade
Grand Island Apartments Seymar Developments Ltd July 2012
View from Bride Road towards Ramsey Grand Island Apartments Seymar Developments Ltd
July 2012
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