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Our Ref: GL/sc/09-017
01 October 2009
Planning Department Department of Local Government & the Environment Murray House Mount Havelock Douglas IM1 2SF
Dear Sirs
Re: Hartford Homes Ltd – Redevelopment of site to form 2 Townhouses including lower ground floor garages at 2-4 Derby Square (Derby Square Garages, Douglas, IM1 3LS). (Previous approved scheme on site, PA 05/01669/B).
We have pleasure in submitting the attached scheme for your consideration. We would provide the following planning statement to support this application.
The Site
The site is located in the Windsor Road Conservation Area and whilst the address of the site is No 2-4 Derby Square, the site is located in one of the roads off the square and does not form any part of the terraces that actually faces the central gardens. The site is in an area designated for 'predominantly residential use' within the Douglas local plan.
The site is currently occupied by a single storey building, containing a bathroom and kitchen showroom, and which architecturally spoils the character of the Conservation Area. The site is bounded to the south by Vine Villa, a single storey building with extensive front gardens and on the other side by No 1 Derby Square, a two storey building with additional accommodation contained in the roof space.
Planning History
Planning approval was granted on appeal for application No. PA/01669/B on 12 March 2007, for the development of 8 apartments and associated car parking on this site.
The planning inspection Chairing the appeal hearing concluded, "that the stand – alone design of the proposed building, the separation distance provided by Vine Villa from Derby Square properties and the context in which the various elevations would be seen would ensure that the new development would preserve the character of this part of the conservation area" and that the "scheme would, on
balance, be acceptable in this location and would not cause significant harm to interests of highway safety".
The currently approved scheme proposed a stand alone building over three floors, plus additional accommodation in the roof space and car parking in an additional lower ground floor. Whilst not replicating the designs of properties in the local vicinity, the building did incorporate the details of slate roof, dormer windows, chimney stacks, vertically proportioned sliding sash timber windows, bay windows, smooth render, Georgian fan lights, garden walling, railings and gates similar to properties in Derby Square.
The design of the approved scheme was considered to be an "appropriate form and architectural style" for the location.
We seek planning approval to demolish the existing single story building and in its place construct a stand alone building containing two town houses contained in a single building. The form and scale of the new building will be similar to that previously approved under PA 05/01669/B. Each town house will be over five floors, lower ground (containing garage), ground (Derby Square front entrance), first, second and third floor (in roof space).
Architecturally the front elevation will be an improvement on the previously approved scheme as the sub division of the frontage to suit two town houses enables the composition and proportions of the new building to better match the terrace properties facing onto Derby Square.
The front entrance to the new properties will be via flights of steps, to address the slope in the road and achieve access into the lower ground car park. The front doors and other elements of the front elevation take their design cue from the Derby Square terrace properties.
The lower ground floor garages will be accessed from Derby Square lane with the garage doors being set back approximately 1 m from the back of the lane to improve access. The number of off road car parking spaces, four for each property (within the garages), exceeds the requirements set out in the Isle of Man Strategic Plan.
Whilst the front elevation adopts a very traditional appearance, sympathetic within its location, the rear elevation is more contemporary with the use of balconies to provide external space which would otherwise not be possible in a tight urban setting. The guarding around the balconies will be formed in frameless glass to achieve unbroken views and maximise daylight penetration in through the large windows. This use of material is similar to the property recently refurbished a few doors away at № 11. The proposed rear elevation is functional and whilst not adopting the proportions of the front, presents a considered and stylish elevation when viewed from a distance and is an improvement on the general eclectic appearance of the rear elevations of neighbouring properties.
Consideration has been given to the occupants of neighbouring properties with no windows being proposed for the side elevations of the new development and with full height opaque glass screens to the sides of the balconies, to screen views.
The existing single storey building will be carefully demolished with due consideration being given to the health and safety of the general public, adjoining properties and the restrictive urban location. Demolition material will be disposed of in Government approved facilities with any recyclable materials being reused accordingly. Any asbestos material will be dismantled and disposed of in accordance with current good practice and legislation.
Highly insulated and air tight forms of construction will be used in the construction of the properties to limit heat loss thereby reducing energy consumption. Building materials will be sourced locally where practical and available to limit transportation fuel usage. The compact form of the terraced town house will limit external exposed wall areas which in turn will limit heat loss.
The highly insulated construction to be employed will limit energy use. In addition, solar water heater panels will be installed on the roof of the building and will provide up to 70% of the hot water requirements for each property, supplemented by high efficiency boilers.
The use of natural daylight has been maximised throughout the properties with large windows to all the habitable rooms and a central light well running the full height of the building. Low energy use light fittings will be used to provide artificial lighting.
The site is in an urban setting with all local amenities within close walking distance. Public transport is readily accessible together with shops and schools. The requirement for private car use should be limited although garaging is provided within the lower ground floor.
This new proposal is for 2 No town houses and follows very closely, in form and size, the scheme approved under PA 05/01669/B.
A significant planning gain presented by this proposal would be the reduced traffic impact when compared to the current use of the site and the previously approved development of 6 apartments.
We feel that the best elements of the previously approved scheme have been retained and with constructive advice from the Conservation Officer and the Planning Officer, this proposal is an improvement on the scheme currently approved, both in function and appearance.
The important front elevation, facing on to Derby Square Road, will be an improvement on the previously approved scheme as the scale and arrangements of doors, windows and other architectural features will be more sympathetic with the Derby Square terraces.
This proposal will result in the removal of a low grade building and in its place will be constructed a well considered and high quality building which will enhance the character of the nearby Derby Square as well as the conservation area in general and revert the site to residential use. This type of residence is currently in high demand on the island.
We trust that we have provided sufficient information for you to consider this application but if you require any further information or have any questions please do not hesitate to contact our Office.
Yours faithfully
Allie
PP George Li For and on Behalf of Hartford Homes
Enc
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