Heritage Homes Planning Statement

Heritage Homes Ltd

Development of Vacant Site with 52 Residential Apartments and Associated Car Parking, Land at Corner of Circular Road and Peel Road, Allan Bank, Douglas

Planning Statement in Support of the Application

Heritage Homes Ltd. Dandara Group Head Office Isle of Man Business Park Braddan Isle of Man IM2 2SA

Development of Vacant Site with 52 Residential Apartments and Associated Car Parking, Land at Corner of Circular Road and Peel Road, Allan Bank, Douglas

Supporting Information

1. Heritage Homes Ltd are seeking detailed planning approval for the development of a vacant site at the corner of Circular Road and Peel Road, Allan Bank, Douglas with a building containing 52 residential apartments and associated car parking. This statement of supporting information explains the proposed development and considers the principal planning issues.

1. The site has an area of approximately 1425 sq.m and has previously been occupied (in part) by buildings which were used for residential, retail and office purposes. It is generally triangular in shape and set at a similar level to Circular Road, with Peel Road set at a lower level than much of the site by virtue of its slope. The western end of Drinkwater Lane currently passes through the site and connects to Peel Road. The site is currently vacant and unused, with two Copper Beech trees located close to the northern boundary. The site is adjacent to a large number of residential properties (Belmont Terrace to the north and Peel Road to the south east), with existing offices and dwellings on Circular Road to the east and the Wool Control Centre to the south.

1. The site has been the subject of a number of previous planning applications, with approval most recently being granted for use as a temporary car park (PA 02/00465, see Appendix 1) and for the development of the site with offices (PA 02/02129, see Appendix 2).

1. It is now proposed to develop the site for residential use with the erection of a building containing 52 apartments and associated car parking. Whilst the site is within an area which is designated for Predominantly Offices by the Douglas Local Plan, there is no shortage of sites for office development within Douglas and the current pressing need for new dwellings when compared to a low demand for new office space means that, on balance, the site would be best used for residential purposes. The site has in part previously contained

dwellings (as well as other uses), and given the relationship of the site to Belmont Terrace and the dwellings of Peel Road the residential use will be compatible with adjoining land uses. Even the terrace immediately to the east of the site on Circular Road is a mix of dwellings (some relatively new) and offices. Approval has recently been granted to a number of development schemes in Douglas which propose alternative uses (including residential use) within areas which are designated as Predominantly Offices by the Local Plan; these include a large retail and residential scheme on the "Villiers" site, a scheme of apartments on a site adjoining St. Georges churchyard, and new dwellings fronting onto Peel Road to the east of the application site.

1. The Local Plan policies relating to offices seek to restrict such development to the areas designated for that use, albeit with exceptions relating to the re-use of existing buildings. Similarly the Residential policies of the Local Plan seek to direct residential development to areas which are identified for that use, with the supporting text indicating that in order to avoid "peripheral growth of housing on Greenfield sites" residential development will be accommodated in the town centre.

1. The Local Plan suggests that for 2 and 3 bedroom apartments in the town centre a car parking standard of 1 space per unit may be appropriate. The emerging Isle of Man Strategic Plan suggests that the typical standard for apartments should be 1 space per bedroom, whilst also recognising that in the case of town centre and brownfield sites the Department will consider reducing the parking requirement having regard to certain criteria, including the location of the housing relative to public transport, employment, and public amenities. In recognition of this latter point a parking standard of 1 space per unit¹ has previously been approved for similar schemes in the town centre. In this instance the proposed apartments have either one or two bedrooms, with 26 of them to have two parking spaces each (those arranged in tandem) and the remainder to have a space each, with external visitor spaces to be accessed from Circular Road. The access points for the basement levels of car parking are in the same positions as those approved under PA 02/02129.

¹ For 1 & 2 bedroom units.

1. The emerging Isle of Man Strategic Plan contains draft policies which seek to direct development to existing settlements and to where possible re-use previously developed sites in an efficient manner. Amongst the Housing Policies it is suggested that any residential development of 8 units or more should be made up of 25% affordable housing, and an appropriate number of the apartments within the proposed building have been designed to meet the criteria of the House Purchase Assistance Scheme.

1. The most recent planning application for the site (PA 02/02129) proposed the erection of an office block with associated car parking and was approved in September 2003. The height of the approved building is shown on the elevation plans for this application and overall it is comparable to the height of the building now being proposed; the apartment building is approximately 1600mm lower at the eastern end thus creating a less abrupt step up from the adjoining buildings, whilst being slightly higher in the centre (by approx. 1200) and then approximately 2 metres lower again at the western end. As stated above the positioning of the car park access points is the same for both schemes.

1. The building has also been designed so that's its mass is broken visually by setting some sections much further back from the highway than others and by using a “stepped” arrangement alongside Peel Road. The “gateway” nature of the site should be recognised by incorporating landmark characteristics into the design of any new structure, and the vertical emphasis and semi-circular design of the western end of the building successfully achieves this without unduly dominating or conflicting with surrounding property. The building incorporates a variety of materials and finishes which reflect those used in the area, including Manx stone, painted render, and facing brickwork.

1. As part of the proposed development the western end of Drinkwater Lane will be closed and relocated in the same manner as approved under PA 02/02129, and this will be done in consultation with the Department of Transport. The site boundary to Peel Road is currently marked by an unbroken Manx stone wall; the boundary will be moved back within the site to allow the widening of the roadside footpath (which will then become part of the public highway) and the new Manx stone boundary wall will be broken visually by vertical openings and the “legs” of the building above.

Appendix 1

Notice for PA 02/00465, Approval for Use as a Temporary Car Park