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March 2013
RECEIVED ON 28 MAR 2013 DEPARTMENT OF INFRASTRUCTURE
Hugh Logan Architects Bridge Court 10 Bridge Street Castletown Isle of Man IM9 1AX
APPLICATION FOR CONSTRUCTION OF 36 AFFORDABLE DWELLINGS AT PULROSE FARM, NEW CASTLETOWN ROAD, DOUGLAS FOR HAVEN HOMES LIMITED
DESIGN AND PLANNING STATEMENT
Contents
1.0 Introduction 2.0 The Proposal 3.0 Planning Policy
1.1 In November 2006 Haven Homes agreed to purchase the majority of the pulrose Farm site. from Douglas Corporation for the sole purpose of developing the site to provide affordable housing for sale in accordance with the Isle of Man Government House Purchase Assistance Scheme 2002.
1.2 A detailed planning application for 36 dwellings, No 10/00149/B was granted planning aproval on 22 July 2010, subject to the entering into of a Section 13 Agreement, which was duly done.
1.3 Douglas Corporation retained ownership of three existing houses on the western edge of the site as housing for public rent. Effectively these are two distinct plots, one currently occupied a by a pair of semi-detached houses (the Cottages Plot) and one by a single detached house (the Farmhouse Plot). The Cottages Plot incorporates part of an used grass space at the entrance to the estate. Douglas Corporation has now agreed to sell these plots to the original developer and applicant, Haven Homes Limited for redvelopment in conjunction with the approved scheme. In return, Douglas Corporation are to take ownership of 3 No. terraced houses which are to be offered rental on the open market. The remaining 5 No. houses are to be offered for sale in the open market.
2.1 The first part of the proposal is to construct 4 No. type D+ 3 bedroomed semi-detached houses on the Farmhouse Plot served by an extension of the existing, approved road. Each of these houses (plots 41 - 44 inc.) is to be provided with 2 parking paces on plot in compliance with Strtaegic Plan requirements. The second part of the
proposal is to build a terrace of 3 No. Type C/B/C 3 bedroomed houses, and a single type G, detached four bedroomed house on the extended Cottages Plot. All of these plots (plots 37 - 40 inc.) are to be provided with two parking spaces on plot in Compliance with Strategic Plan requirements. Some of these replace parking spaces to have been provided for the existing Cottages and are served directly from the approved road network.
2.2 All of the proposed houses make use of the estate road layout approved under PA 10/00149/B which was designed to serve up to 50 dwellings. The total number now proposed is 44.
2.3 The proposed houses on the Farmhouse plot face out over the access road on to an area of landscaped public open space which is, in essence, private to the occupants. The majority of the houses in the approved development face onto a central public open space within which is located a children's play area. The proposed houses on the Cottages Plot share this aspect from their front windows. The proposed houses on the Farmhouse plot face out over the access road on to an area of landscaped public open space which is, in essence, private to the those houses.
2.4 The aesthetic of the proposed dwellings follows the contemporary style and colours of the approved development. Wall finishes are a mixture of cedar boarding and painted or self-coloured render, generally white but including four highlight colours to provide variety within the estate and individuality to each building. Pitched roofs will be covered in grey concrete tiles to provide a contrasting uniformity. Windows are to be dark grey powder coated aluminium with glazed canopies over hardwood entrance doors.
3.1 Planning Policy as it applied to the whole site was dealt with comprehensively in a Design and Planning Policy Statement submitted with application No. PA 10/00149/B. In re-application consultations the Area Planning Officer has indicated that the principal issues of concern for this application are the provision of car parking, public open space and affordable housing.
3.2 As described in para. 2.1, all of the new houses are to be provided with two parking spaces on plot in compliance with the car parking standards in the Strategic Plan. In the case of plot 37, this includes an integral garage.
3.3 All of the houses will benefit from the Open Space provided under PA 10/00149/B. Additional open space is to be provided on the roadside of plot 44 and to the side of Plot 40 (left vacant under PA 10/00149/B). The specific Open Space standards set out in Appendix 6 to the Strategic Plan do not apply to proposals for less than 10 dwellings.
3.4 This proposal results in a net increase of 5 dwellings. The requirement to provide affordable housing set out in Strategic Plan Housing Policy 5 only applies to developments of 8 dwellings or more. In any event, the 100% of the properties provided under PA 10/00149/B are affordable. This proportion will reduce to 82% with the addition of the proposed 8 houses which far exceeds the 25% requirement of Housing Policy 5.
Note: This drawing is copyright and is the property of Hugh Logan Architects. Written dimensions are to be used in preference to scaled dimensions. Any conflicting instructions or information found on this drawing or between this and any other drawings are to be reported to the Architect.
Hugh Logan Architects Bridge Court 10 Bridge Street Castletown IM9 1AX Telephone 605612 email: [email protected]
Client
Haven Homes Limited
Project
Pulrose Farm Phase 2
Drawing Title
Site Location Plan {{table:29063}} Eng Spn 1257-00
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