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10 Ballaterson Road, Peel, Isle of Man IM5 1BJ Tel: 426277 email: [email protected]
Existing Site The application site is the residential curtilage of Crofton, The Crofts, Castletown which is a Registered Building, Reference number 261. The existing property is a four storey detached residential building that is set within its own private grounds, located on the eastern side of The Crofts in the heart of Castletown.
The original building was constructed sometime between 1850 and 1861, using local limestone external walls and natural slate roofing to a pitched roof. A two storey extension was added to the rear of the property sometime between 1886 and 1908, using similar limestone walling and natural slate with the roof having a lean-to style construction. A further single storey extension was then added to the rear of the property in the early 1990’s. It is thought the existing garden boundary wall and entrance gate pillars were constructed at the same time as the original house.
The existing residential property of Crofton is set back from the road with a large landscaped garden, tarmac driveway and two vehicular entrances providing vehicular and pedestrian access onto The Crofts. The existing gate posts have an opening width of 2.5m between the projecting plinths at the base with double iron entrance gates to each opening. A topographical survey of the existing entrances and landscaped gardens produced by Mullens Consulting (reference B294-LS-01) has been included with this planning submission for reference.
The Crofts is a narrow, two way street within the Conservation Area that has on-street parking provision to one side (opposite side of the road to the existing vehicular entrances of Crofton). This on-street parking is utilised by the terraced properties along The Crofts that have no off road parking provision and is generally occupied during the day in addition to the evenings.
Croton has a large horse-shoe shaped drive in front of the property affording space for parking multiple vehicles, however the current driveway entrances are too narrow to utilise this space without great difficulty.
Photographs of the existing vehicular entrances and boundary wall treatment are included on CJ Design drawing numbered 2023/60/02, submitted as part of this planning application.
Planning History Following a search carried out on the Planning Department website it would appear the application site has been subject to several Planning and Registered Building Applications, however none of these have been in relation to the existing vehicular entrance or driveway.
Pre-Application Advice Prior to production of Sketch Scheme drawings, pre-application consultations have taken place with Mr Thomas Sinden, Conservation Officer and Mr Richard Webster, Senior Highways Development Engineer. These consultations have been in the form of a site meeting and email correspondence. The advice given in the pre-application consultations has been incorporated into the drawings and information that forms the basis of this application. Mr Andrew Igoea of Manx Roots has also been engaged to consider the impact of the proposed works on the existing mature tree located close to the northern vehicle entrance. Mr Igoea has prepared an Arboricultural Impact Assessment which is included as part of this planning submission. Current Proposals This application seeks full Planning and Registered Building approvals for the widening of the existing vehicular entrances (2 no) from Crofton onto The Crofts, Castletown. Having recently purchased the property and engaging a builder to carry out various renovation works at Crofton, the existing vehicular entrances have found to be too narrow to allow easy access for even the smallest of vehicles. Having a width of 2.5m at the plinth of the stone gate pillars, the access and egress issues are compounded by the on-site parking on the opposite side of The Crofts, that is necessary for the properties in the Conservation area that have no off-street parking facilities. To gain access using the existing Northern entrance, vehicles often have to turn into the driveway between 18 & 22 The Crofts to enable a head on approach to be achieved. Whilst the owners of the neighbouring properties are happy for this to occur on the occasional basis, this isn’t a sustainable long-term solution. Following a site meeting held with the Conservation Officer (Mr T. Sinden), it was agreed any entrance widening works should not adversely impact the Street Scheme within the Conservation area. For this reason, and to maintain the symmetry of the street scene, it is proposed to widen both entrances 1.2 metres. This dimension has been chosen as it equates to one module of the wrought iron railings sited on top of the boundary wall. The outermost gate pillars are proposed to be retained (with one wrought iron railing between the corner boundary post and gate post, with the inner post carefully dismantled and the stone set aside for rebuilding the gate post in the new location. Due to the proximity of the proposed re-built gate post on the northern entrance and driveway widening works in relation to the existing mature tree, a Arboricultural Impact Assessment has been prepared by Manx Roots. Consideration has been given
to the construction method and material finishes involved with widening the driveway and any potential impact of the existing tree roots. Manx Roots undertook a trial hole excavation in the vicinity of the driveway widening to establish the approximate depth and pattern of the tree roots and the results are given in their report. The proposed surface finish of tarmacadam has been chosen to minimise any potential impact on the existing roots and remain in keeping with the original driveway finish.
The As Existing Site Plan drawing (reference 2023/60/02) indicates the visibility splays achieved at 2m and 2.4m set backs from the road edge at both existing entrances. The proposed Site Plan drawing (reference 2023/60/03 indicates the new visibility splays achieved by the alteration works and increased width. Whilst we understand these new visibility splays are not in accordance with the recommended guidance, they are an improvement over the existing situation and will allow easier / safer off street parking for Crofton. The increased width will allow vehicles to swing in from The Crofts without utilising neighbouring properties and compromising existing on street parking.
We believe the proposed vehicular entrance widening has been designed to take account of the residential location within Castletown Conservation area and does not have any adverse visual impact on the property and street scene. Should the proposals be acceptable, we believe there will be a significant benefit to properties along The Crofts, in addition to Crofton.
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