Planning Statement Dukes Road

6 HOUSES

AT

DUKES ROAD, DOUGLAS

FOR

TURVEY HOMES LTD

Planning Statement

Job No. 4.1529

McGarrigle + Jackson architects and urban designers

Prepared by:

McGarrigle + Jackson

19 Mount Havelock

Douglas

IM1 2QG

Tel: 01624 628141

Fax: 629334

email: [email protected]

web: www.mcgarrigle-jackson.com

1.00 Brief Planning History: 1.01 An Application in Principle for the erection of 18 no. dwellings PA 00/01612/A was approved at Review on the 28th March 2001 and subsequently extended by letter expiring on the 28th March 2004. 1.02 Application for 24 no. Apartments PA 04/01526/B was refused at Appeal on 9th December 2005. 1.03 An application in Principle for the erection of 7 no. dwellings PA 05/01772/A was approved on the 28th November 2005.

2.00 The Application: 2.01 The application is for 6 no. houses, the removal from this application of a plot previously approved in principle is due to a legal formality not being concluded for this plot which will be the subject of a future application in a similar style. 2.02 The conditions and notes associated with the Approval in Principle however have been taken into account with this present application namely:

• A copy of the drawings (site plan) have been sent directly to Manx National Heritage pointing out that it is the intention to retain all boundary trees.
• Percolation tests have not yet been carried out but the principle of a sustainable surface water system has been adhered to. It is intended to collect, retain and reuse rainwater from roofs, as far as possible. It is also intended to provide a sustainable surface water disposal system to road and drive paving, allowing percolation through to the ground. Some disposal will be by gulleys and soakaways to cope with heavy run off. The detail, i.e. size and positions of soakaways will be determined in conjunction with the Borough of Douglas Drainage Department.
• A copy of the site plan has been sent directly to the disability office, indicating the level approach both to the site and individual houses.
• The estate road has been designed as an urbane lane in accordance with Manx Roads I, with a footpath included along Duke’s Road.
• The position of houses adjusted to provide privacy as far as possible to adjacent properties whilst accommodating the standards of Manx Roads I in the provision of an urban lane.

2.03 The materials envisaged are facing brickwork with reconstituted stone quoins and other features to the walls and slate like tiles and plain type tiles to the roofs. It is the intention to have a small palette of natural colours for roof, walls and paving to provide interest within the estate whilst retaining a feeling of unity through what is a small estate. All of the materials selected will be the subject of approval of samples prior to construction.

2.04 The original Approval in Principle was for 18 houses which was totally unrealistic for a site of this size and location and the revised approval granted for 7 houses reflected the desirability for a smaller number of larger houses set within the natural framework of the existing trees and providing a semi-private enclosure with a boundary wall to Duke’s Road which is a common feature in the area.

2.05 The houses in the area are generally large and are of diverse styles and character as indicated on the photographs enclosed in Appendix A. The application in opting for a small number of larger dwellings gives the opportunity to provide open views through the site by way of the entrance avenue.

20.6 Consultation with the Department of Fisheries and Forestry was undertaken at an early stage and an accurate survey of the trees produced and their report is enclosed. A number of trees were identified as being sufficiently decayed to warrant removal, albeit it was always our client’s intention to retain trees as far as possible to enhance a mature parkland feel. The Department also gave parameters regarding adequate distances to trees from buildings, this has been more than amply adhered to, it is also the intention to further strengthen existing hedges and trees with new planting both trees and shrubs.

2.07 Discussions with the Department of Transport have also taken place and the site entry shown selected to give proper turning areas, both into the site and also into Princes Road.