Architectural Design Justification Statement

iv. Comments from the Planning Department on previous applications have made reference to a ‘tower or other feature which turns the corner and identifies the junction of the two roadways’.

v. Whilst the Planning Department has indicated that previous comments do not constitute a brief, it has been felt necessary to set out a response to this idea.

• The concept of turning the corner with a significant feature is a coherent architectural approach where scope exists, and the functionality of the building can be incorporated adequately.

• In developing the proposals for this site a lead has been taken from the approach at Ascog Hall. Here the elevations are modelled to break them up into smaller sections, thus breaking up the scale of the larger mass. The previous usage of the building as a hotel did provide opportunity for modest articulation at the junction of Stanley Road East and Stanley Road West with the main hotel entrance door forming the major feature. This ‘low-key’ approach has been interpreted within the proposals to reflect the functionality of the building at the corner. As living rooms occupy this corner location, the opportunity has been taken to introduce some projecting decorative feature balustrade/balconies at first, second and third floor. These in turn provide opportunity for doors to replace windows in these locations and an attractive feature to be created.

• A lead has been taken from Ascog Hall in the manner in which each floor level is articulated within the elevations. The proposed scheme however adapts the ‘architectural language’ used on Ascog Hall and reinterprets it for the Ballure Road/Walpole Drive site.

vi. A significant consideration in the development of the design proposals has been how to relate to the terrace of Victorian villas on Ballure Road. This aspect of the brief has been reviewed with the Advisory Council on Planning and the Environment, the representative for which is also involved in the Victorian Society. Consultations were undertaken in conjunction with the Planning Department and the Conservation Officer. As a result of this review it was agreed that it was unrealistic and unnecessary to attempt to impose the floor to floor heights, window alignment, etc, on the proposals for the Ballure Road/Walpole Drive site. Instead it was agreed that a more appropriate solution would be to articulate the building as a ‘free standing’ block, thus breaking the visual alignment and scale.

vii. It was acknowledged in this review that the relationship with the Victorian terrace on Walpole Drive was less dominant and would not be detrimentally affected by this approach. The vertical rhythm and emphasis that exists to the existing Victorian villas to Ballure Road and Walpole Drive is continued in the new development through the use of recessed and projecting wall panels and vertically proportioned windows.

viii. The proposals incorporate the main elevation to Ballure Road in line with the adjacent Victorian villas.

ix. The scheme greatly improves the situation with respect to the exposed gables to Villas on Ballure Road, and Walpole Drive. On Ballure Road, the development masks the gable, while on Walpole Drive, provision has been made in the development budget to upgrade the existing rendered gable. The mansard roof incorporated in the Application proposals has been recognised by the Planning Inspector in Planning Application No. 03/19791B as a legitimate way of incorporating a storey height of development, in that he refers to Ascog Hall as a ‘worthy landmark building’. The application proposals use the inspiration of Ascog Hall, an approach which is believed to be acceptable to all those consulted.

16 The perimeter external areas to the flats will be paved in a variety of clay or precast concrete blocks and flags. Ramped access and steps will be provided to the main entrance area. The traditional Manx mileage marker to the Ballure Road elevation will be retained. Feature lighting will be provided around the entrance area. A low wall with masonry piers with pre-cast caps, of a similar proportion to those on adjacent properties, in combination with vertical bar painted steel railings will form the site boundary to Ballure Road. Ground cover planting and ornamental trees will be provided in a landscaped area behind the railings. The elevation to Walpole Drive will generally be more open in aspect due to the requirements for pedestrian and vehicular access. A raised planting bed will mask the ramp for disabled access

17 Communal wheelie bins will be provided within the parking area in a dedicated space, accessible from the communal area at ground floor and with an external door available to cleansing operatives on bin emptying days.

18 Early discussions were held with the Department of Transport to review issues associated with site access and parking standards. These have been applied to the proposal. It was agreed early in the design process that due to the importance of the Ballure Road frontage and the extent of traffic on Ballure Road, all vehicular access should be from Walpole Drive. Due to the nature of the site and the parameters set by the Planning Department, it was agreed that, on the basis that a survey of tenants on the Lezayre Estate had indicated that there is an average car ownership of one car per household and these same tenants would be relocated into the new development, it would be acceptable to design the proposed scheme on this car ownership ratio.

19 The proposals have been reviewed with the Clerk/Chief Executive, the Chief Technical Officer and the Housing Projects Liaison Officer and the Ramsey Town Commissioners who have endorsed the proposal.

20 The Isle of Man Fire and Rescue Service has been consulted. The proposals continue to be based on the acceptability of a single staircase fire escape, with domestic sprinklers to all flats.

21 The application proposals address issues raised in previous planning applications, comments and advice offered by interested parties to date, as well as addressing