Janets Corner Project 6 Design Statement

1.0 Introduction

1.1 The Janets Corner Estate, Castletown is one of the public sector housing estates on the Isle of Man owned and managed by the Department of Social Care. The original estate comprised 124 houses built in the immediate post-war years. Further infill development, along the southern edge of the site, was built in the 60's and 70's to provide a total of 182 dwellings.

1.2 Work to refurbish/redevelop the estate commenced in 2004 when an Options Appraisal was prepared. This recommended that the houses built in the 60's and 70s should be refurbished and the remainder of the estate redeveloped. Work commenced in 2005 on Project 1 to complete the refurbishment work on the houses to be retained. The last phase of the phased development of post-war houses is now on site and due for completion in mid 2013.

1.3 Thirty lock up garages and an electricity substation occupied the south east corner of the site. The garages are underused and in a poor state of repair. The MEA substation has been repositioned elsewhere in the estate and the original building is now redundant.

2.0 Planning Application – Project 6

2.1 This Planning Application is for Project 6 which comprises:-

• Demolition of existing garages and substation building in the south east corner of the estate and landscaping of the area, including provision of additional carparking spaces.
• Replacement of the rear garden fencing to houses refurbished in Project 1.
• Formation of a new pedestrian access from Orry Place to link to the open space behind the dwellings and alteration s to the existing pedestrian link between the houses on King Williams Terrace.

3.0 Existing Garages and Substation

3.1 The existing garages are not fully let and where used this largely for storage. They are not popular as garages because:

• They are small and not suitable for modern cars.
• The garages are remote from most of the houses and therefore not convenient.
• Sufficient new parking areas have been created in the redeveloped estate to provide convenient car parking to serve the residents.
• There are concerns about security.

3.2 The garages require refurbishment and the Department does not consider this cost effective in view of the usage. The decision has therefore been taken to demolish them.

3.3 Consideration has been given to redevelop the site with additional housing and a sketch scheme was prepared for development of 4 houses. The proposal was discussed with the Planning and Highways Divisions. The latter considered that with a view of the restricted access via a cul-de-sac over 240m long and the poor visibility at the junction of the lane and James Road they would not be able to support a Planning Application for this use.

3.4 It is therefore proposed to use a part of the land for some additional car parking to supplement the provision in Project 1 the refurbished houses. Car parking within the established layout in Stenning Place and King Williams Terrace does not fully meet the needs of the residents and thirteen additional spaces are proposed. The remaining land is to be landscaped including screen planting to the rear of the private gardens.

4.0 Garden Fencing

4.1 The fencing to the rear gardens was not replaced when the houses in Project 1 were refurbished. The original post and wire fencing is in very poor condition and provides no privacy to the rear gardens. It is proposed to replace the fencing, to the same standards as in the redeveloped sections of the estate.

5.0 Pedestrian Links

5.1 Following the completion of Project 1 only one footpath link was left between Orry Place/Stenning Place/King Williams Way and the land to the rear of the houses on the south side of these streets which gives access to car parking and existing play/open space. The single access was between the two blocks in King Williams Terrace. With pedestrian traffic concentrated on one path the link was relatively heavily used and this lead to complaints from tenants on either side of the path. Of particular annoyance was the use of the path as a cycleway.

5.2 To reduce the concentration of pedestrian traffic and provide a more convenient route for residents on the western side of the estate it is proposed to open a new footpath from Orry Place to the area at the rear of the houses. The proposals include the installation of a barrier to control cyclists on both of the pedestrian links. This allows pedestrians, pushchairs, prams and wheelchairs to pass freely but provides a barrier/deterrent to cyclists trying to ride down the footpaths. Privacy fencing is also provided to the gardens either side of the footpaths. The design of the links has been discussed with the residents affected.

6.0 Consultations

6.1 There has been a continuing dialogue with the estate's residents throughout the refurbishment/redevelopment process. The proposals for Project 6 have been presented to the tenant representative groups, been detailed in a Newsletter and discussed by Tenant Liaison Officers with individual tenants.

6.2 Discussions have also taken place with IOM Police who have recommended upgrading the street lighting in this area to provide lighting levels sufficient to deter antisocial or criminal behaviour.

JW/21 November 2012

File: 01CT16/1001