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McArd Homes Ltd
Savage & Chadwick Architects Armitage House Ford Street Douglas IM1 1LE
RECEIVED 07/2014 DEPARTMENT OF INFRASTRUCTURE
A. Previous Average Weekly Traffic Flows B. Previous Average Weekly Traffic Flows 'Garages' / Mechanics Workshop C. Site Photos D. Visual
The proposed site is situated fronting on to Falcon Cliff Terrace Lane and is on an existing commercial site along with lock up garages fronting the lane; it has also been used as mechanics workshop.
The site has recently been used for storage and distribution warehouse facilities.
The site is surrounded generally by the rear gardens of properties on Upper Dukes Road, Poplar Road, Victoria Road and part of Falcon Cliff Terrace some of which are across a lane. The former Licensed Victulers Flats accommodation – now DoHSC is Elderly Persons Housing is adjacent to the south west boundary of the site and faces the boundary wall of the warehouse.
The proposed development consists of 8 x 2 bed apartments to the minimum requirements set by the DoHSC.
The appearance and layout of the apartments provides for a shared landscape environment and this is easily accessible and provides a significant improvement in the locality and environment for the tenants in the existing apartments. Also, it significantly improves the outlook of the surrounding dwellings noted above.
The building is in a 'U' shape and designed to be only one and a half storey's in height and with no first floor windows overlooking neighbouring properties where the new scheme is closer to the side boundary.
The artificial slate roof finish, external smooth white render with raised banding, cedral cladding and corner feature windows, provide an enhanced and contemporary façade detail. This creates an attractive modern residential scheme which is aimed to appeal at first time buyers and those requiring mortgage assistance.
The entrance access is off Falcon Cliff Terrace via the adjacent parking provision
Pedestrian access is provided to Falcon Cliff Terrace Lane and from there to the site development.
Pedestrian and disabled access will be compliant with Part M of the Building Regulations and we have incorporated a footpath at the front of the site due to the sites relatively flat nature. The ground floor access and internal arrangements will reflect the requirements of Part M with the exception of the 1st floor 2-bedapartments due to the staircase access.
Drainage discussions have taken place with the Borough of Douglas Drainage Division and it will be an acceptable connection for foul and storm water.
A new Manhole has been constructed by the Drainage Division adjacent to the site as part of the rehabilitation of the existing sewer in this area.
Curtins Structural Engineers previously carried out a Sub soil Investigation Survey on the site relative to future foundation design.
The investigation was also utilised to ascertain if any ground contamination is likely to exist from previous historical use of the site.
The Sub soil investigation report carried out established that there appeared to be no evidence of existing ground contamination on the site. Nothing has subsequently taken place to change that view.
A brief meeting has been undertaken with the Department of Transport Highways Planning Officer and initial comments relative to the visibility splays / access have been incorporated. It was considered at that meeting that given the sites proximity to the town centre, the proximity of sustainable transport – (bus route) the likely lower ratio of car ownership as first time / government assisted buyer profile that car parking could also be accepted with partial ‘on road’ use in addition to the spaces provided.
The most recent user of the site was for warehouse storage and distribution by WDS Ltd. This attracted vehicle movements during normal working hours as tabulated on the attached report in Appendix A.
The ‘lock up’ garage, units / workshop vehicle movements similar estimated by WDS Ltd are tabulated on the attached report in Appendix B.
Other traffic in the vicinity would be private vehicle access for rear parking / garages of surrounding properties with access off Falcon Cliff Terrace Lane.
The proposed development’s private vehicle use would not be expected to increase the overall number of vehicle movements over and above the current / previous uses and also noting generally a reduction in vehicle sizes from commercial to primarily domestic.
The development provides 12 parking spaces including a disable space.
The Topographical Survey identifies the trees located within the site.
The layout of the development recognises these and the proposed apartments have been arranged to minimise loss or damaged. Trees on the site during construction will be as appropriate be protected in accordance with the recommendations of BS5837-2005 "Trees in relation Construction – Recommendations".
The trees have previously been evaluated for the Applicant and consist generally of evergreens.
New tree planting will be a part of the scheme relative to the shared garden areas as a part of the overall site enhancement.
The development will comply with the current Building Control Legislation and associated guidance with regard to insulation levels and heating and electrical efficiencies.
The EU requirement for Reusable Energy Certificate for Dwellings introduced into the UK in April 2008 does not apply in the Isle of Man. However the scheme presently indicates the potential for solar panels for hot water and energy and can be reviewed further as a purchaser option
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