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AT BALLACUBBON COLBY FOR
HOUSING DIVISION DEPARTMENT OF INFRASTRUCTURE
Job Ref: 1748.03
March 2016
Rev. -
Prepared by:
1.0 Introduction 2.0 Site 3.0 Design Proposals 4.0 Materials / Finishes Specification 5.0 Consultations 6.0 Strategy's 7.0 Drawings and Information
Appendix A: Site Photographs Appendix B: Computer Generated Images
1.1 The Design Team have been instructed by Housing Division, Department of infrastructure to prepare proposals for residential accommodation on the Phase 2 site at Ballacubbon, Colby. 1.2 McGarrigle Architects Ltd have prepared this Planning Statement to provide supporting information relating to the construction of 24 no . new apartments, with associated road access, parking and drainage 1.3 Design Team: 1.3.1 Architect:
McGarrigle Architects Ltd 19 Mount Havelock Douglas Isle of Man IM1 2QG Contact: A Lynne 1.3.2 Landscape Architect: Prescott Associates Ltd
Minerva House, Tynwald Mills St. Johns Isle of Man IM4 3AF Contact: S Prescott 1.3.3 Engineer:
John Gray Chartered Structural and Civil Engineers 5 Drinkwater Street Douglas Isle of Man IM1 1AT Contact: J Gray 1.3.4 Transport Engineer:
Bryan G Hall Suite E Joseph's Well Hanover Walk Leeds LS3 1AB Contact: D Bell
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The design team have been appointed to prepare proposals for residential apartments at Ballacubbon as part of Phase 2 of the overall development.
The project will consist of the following work:
The site is currently bound by the rear gardens of Croit Ny Glionney, Ballacrly Park and properties on Main Road, Colby. The newer development of Balley Cubbon and Ballacubbon Farmhouse forms the western boundary. The site is relatively flat, with a slight fall of approx. 1.8m from northern to southern boundary. The site area is approx. 1.6 Acres (6,485m²).
The site is currently zoned for residential development.
The site is currently within the ownership of the Department of Infrastructure.
The site is located off Main Road, Colby. The Ordinance Survey Reference is SC2370.
A topographical survey was supplied by the Department of Health and Social Care, now the Department of Infrastructure. The survey was undertaken prior to Phase 1 works, therefore as built drawings were also supplied by the Department and superimposed onto the topographical survey.
McGarrigle Architects Ltd have undertaken basic services searches with Manx Utilities (MEA & WSA), Manx Gas and Manx Telecom. The utilities information received was issued to the Design Team for their information and reference. Further site investigations will be carried out at detailed design stage, including ground conditions.
Job no. 1748.03
Affordable Housing Development, Ballacubbon, Colby, Isle of Man
The current design for the site has been derived from careful consideration of site access, vehicular circulation, parking, orientation of the apartments, level access to all areas including external communal gardens, streetscape, aspect and relationship to the surrounding built environment.
The proposed development consists of 24 no. 2 bedroom/3 person apartments, designed to be flexible for a range of general let occupancy. The proposed development is 2 storey, split into 6 blocks.
The apartment layouts have been based on similar designs that have successfully been built elsewhere, but with some tweaks to the internal layouts and external appearance as requested by the client. The ground floor apartments have a gross internal areas of $67 \mathrm{~m}^{2}$ and the first floor apartments have a gross internal area of $63 \mathrm{~m}^{2}$, excluding the area required for stairs and ground floor entrance hall. The ground floor entrance hall and stairs equate to $5 \mathrm{~m}^{2}$.
Each apartment has its own entrance, located on the gables of each block. Doors have been located back to back to provide privacy and separation from each other. Each apartment consists of a hall or landing, storage, a lounge/dining area, a kitchen, a bathroom or wet-room, a double bedroom and a single bedroom.
The elevations will mainly be finished in a through coloured render, the entrance porches and central projecting gables will be finished in a natural stone cladding reflecting the existing Manx Stone wall of Ballacubbon House.
All blocks have a shared grass verge along the front, and doors allow access from the ground floor apartments out onto a small paved area. Doors and Juliet balconies have been provided to first floor apartments.
Each apartment has its own secure rear garden, each with a path and base for a shed.
The proposed orientation of the apartments provides good levels of sunlight to all the internal rooms and living areas. The fenestration is such as to benefit from low level winter sun, whilst in summer the provision of adequate window openings will allow natural ventilation.
Gas fired boilers will be installed in the apartments and all appliances will be 'A' rated. High levels of insulation will be installed and robust details will ensure a good level of air-tightness. High quality double glazed doors and windows will be installed, incorporating low 'e' glass, Argon filled and a warm edge spacer.
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Building finishes have been selected to provide low levels of routine maintenance and include slate effect roof finishes, composite fascia's, stone/coloured render on blockwork, PVC windows and doors, metal railings and timber fences. A list of finishes is included within Section 4.0: Materials Specification.
48 no. parking spaces have been provided. Residents parking has been provided in the form of 25 no. parking spaces accessed off the new road and finished in rigid pointed setts and 23 no. parking spaces to the rear of no. 1 - 10 finished in tarmac with white lining. 3 no. disable parking spaces have been included within the development, these have been strategically located and agreed with DOI Highways. The total no. of parking spaces (48 spaces) meets the parking requirements specified in the Isle of Man Strategic Plan (June 2007) of 2 parking spaces per 2 bed apartment.
The Isle of Man Strategic Plan specifies that open space of 64m² per 2 bed unit is required, this equates to 64m² x 24 no. units = 1536m². Open space has been provided, totalling 1474m², this is slightly less than that required but we would deem the area of open space provided to be sufficient. The introduction of trees to the verge adjacent the main access road provide additional soft landscaping to the area.
The Isle of Man Strategic Plan also requires a children's play space, this has been provided in the way of a dedicated play area as indicated on the Proposed Site Plan. Following consultation with the Planning Department they have confirmed that the play area is required but that we don't have to specify play equipment for the application. The client is willing to review this at a later date when the tenancy has been confirmed, possibly allowing age appropriate equipment to be installed.
4.0 MATERIALS SPECIFICATION:
4.1 Roof:
Pitched: natural grey slate at 35 degrees. To be suitable for severe weather exposure.
4.2 Walls:
External Walls: 325mm cavity wall construction - 100mm brick/block, 125 mm cavity with 75mm PIR partial fill insulation, 100 block and internal plaster finish.
Finishes to be through coloured render or render with paint finish and stonework.
Internal Walls: 100mm/140mm concrete blockwork with internal plaster finish both sides.
4.3 Sills & Heads:
Precast concrete sills / reconstituted stone.
4.4 Floors and Foundations:
Ground Floor: Foundations and ground bearing slab to engineers design and specification. First Floor: Solid first floor to engineers design and specification. Job no. 1748.03 Affordable Housing Development, Ballacubbon, Collby, Isle of Man
External: PVC framed, thermally broken, double glazed casement windows. (Everest Olive Green)
External: Composite, insulated double glazed door sets. (Oxford Blue, Brunswick Green and Florentine Red) Internal: 44 mm thick painted/veneered solid core timber doors, with brushed stainless steel / aluminium ironmongery.
Ground Floor: 1 no. layer of 12.5 mm British Gypsum Wallboard, on Casoline MF ceiling support system. First Floor Ceiling: 1 no. layer of 12.5 mm British Gypsum Wallboard, on ceiling joists/trusses.
Floors: Slip resistant vinyl to kitchens and bathrooms. Walls: Plaster finish with one undercoat and two full coats of vinyl matt emulsion paint. Ceilings: Plaster finish with one undercoat and two full coats of vinyl matt emulsion paint. Doors and frames: Veneered door or if paint grade, finish with one undercoat and two full coats of gloss paint. Skirting's, Architraves and other internal timbers: One undercoat and two full coats of gloss paint.
4.9 External Finishes:
Roadway: Tarmac Front Parking Bays: Rigid pointed 150x150mm setts (contrasting delineation) Rear Parking Bays: Tarmac (with white lining) Public Footpaths: Tarmac Private Footpaths (non-adoptable): Rigid pointed 400x400mm concrete paving slabs Lawn Areas: Turfed Lawns Boundary treatments: 0.5m high galvanised railings (front) 1.8m high timber boarded fences (rear & between gardens) Landscaping: To Landscape Architects drawing
Job no. 1748.03 Affordable Housing Development, Ballacubbon, Collby, Isle of Man
McGarrigle Architects Ltd have undertaken pre-application consultation with Planning Officer Sarah Corlett. Miss Corlett provided comments on the scheme, which were carefully considered and incorporated into the current scheme.
The project will require a Building Control approval under the Building Regulations 2007, for the Isle of Man.
McGarrigle Architects Ltd will consult with Building Control when required and an application will be submitted during the Technical Design stage.
McGarrigle Architects Ltd have consulted with the Isle of Man Fire & Rescue Service during the Planning Design stage.
McGarrigle Architects Ltd have undertaken pre-application consultation with Hazel Reid. Mrs Reid provided comments on the scheme, which were carefully considered and incorporated into the current scheme.
McGarrigle Architects Ltd have undertaken a basic services search and the information received from Manx Utilities was issued to the design team for their information. The location of the water mains and drainage can be identified from Manx Utilities records, but the exact location should be identified on site.
John Gray Chartered Structural and Civil Engineers have prepared a proposed drainage scheme and report, which has been included within the planning application submission. Consultation was undertaken by John Gray and Manx Utilities confirmed that they would not require surface water attenuation within the current application site.
McGarrigle Architects Ltd have undertaken a basic services search and the information received from Manx Utilities was issued to the design team for their information. The location of the MEA supply can be identified from the Manx Utilities records, but the exact location should be identified on site.
McGarrigle Architects Ltd have undertaken a basic services search and the information received from Manx Telecom was issued to the design team for their information. The location of the telecom
Job no. 1748.03
Affordable Housing Development, Ballacubbon, Collby, Isle of Man
supply can be identified from Manx Telecoms records, but the exact location should be identified on site.
McGarrigle Architects Ltd have undertaken a basic services search and the information received from Manx Gas was issued to the design team for their information. The location of the gas supply can be identified from Manx Gas records, but the exact location should be identified on site.
Bryan G Hall was appointed to undertake a Transport Assessment and prepare a Transport Statement to form part of the planning application submission. Bryan G Hall have assessed the site and existing access from the Main Road, they have made recommendations and provided a summary and conclusions to the report.
The Transport Statement has been included as part of the planning application package.
McGarrigle Architects will design the apartments to meet Approved Document B: Fire Safety.
The apartments will not require the installation of a sprinkler system, due to the individual nature of the apartments and each apartment having its own entrance door at ground floor level. The first floor should be solid construction and form the fire separation between apartments.
The strategies to be explored to promote the environment and sustainability for the design of the external site areas and landscape are:
The strategies to be explored to promote the environment and sustainability for the design of the new building are:
The proposed building specification makes best use of local materials, and/or products stocked by local suppliers and products that can be supplied and fitted by local sub-contractors.
The strategy for the minimisation of waste on the project is generally:
Job no. 1748.03
Affordable Housing Development, Ballacubbon, Collby, Isle of Man
McGarrigle Architects have considered the acoustics within the building, especially sound transfer between apartments. Each apartment forms a compartment and the party walls are continued up to the underside of the roof.
All internal details have been designed to meet building control approval and Robust Details.
The design will aim to ensure that appropriate standards for accessibility can be met should the Isle of Man Government introduce a Disability Discrimination Act to the Isle of Man.
The minimum requirement is presently full compliance with the Approved Document M of the Building Regulations 2007.
The general proposals for the external and car park areas are:
The general proposals for the building are:
7.1 McGarrigle Architects Drawings: 1748.03 P01 Rev.- Location Plan 1748.03 P02 Rev.- Existing Site Plan 1748.03 P03 Rev.H Proposed Site Plan 1748.03 P05 Rev.E Proposed Apartment Plans \& Elevations 7.2 Prescott Associates Chartered Landscape Architects: PL393 01 Rev.B Soft Landscape Works 7.3 John Gray Chartered Structural and Civil Engineers: 8212 02 Rev.- Indicative Drainage Plan Engineers Drainage Report
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