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936.26
PROPOSED RESIDENTIAL DEVELOPMENT
at
CHAPEL GATE
BAY VIEW ROAD
PORT ST MARY
for
PORT ST MARY COMMISSIONERS
PLANNING STATEMENT
Introduction
This application on behalf of Port St Mary Commissioners is for an Approval in Principle for two potential dwelling options; Option 1: 4 no. 2-bedroom houses, with 8 related car park spaces, and a 17-space public car park; and Option 2: 6 no. 2-bedroom apartments, with 12 related car park spaces and a 17-space public car park. This Application is for Approval in Principle only for the Siting, Means of Access and Landscaping for the proposed development of the site. A further Reserved Matters application would be made for other outstanding issues. The Port St Mary Commissioners respectfully request approval for both Options 1 and 2, but are willing to accept approval on just one of the options.
The Port St Mary Commissioners has provided a statement on The Need for Affordable Homes in Port St Mary, a copy of which can be found in Appendix A. Port St Mary Commissioners has confirmed there is a need for land for housing development in the village. There has been no affordable housing provided in the village since the 1990's. Port St Mary Commissioners is aware their current housing stock no longer meets demand. They wish to make land available for development in order to provide affordable housing to safeguard the community.
Planning Division, DOI Highways Division and DEFA Arboricultural Officer were consulted in the design of the proposals.
The site slopes steeply from the highest level along the edge of Cronk Road fairly evenly down to the edge of the existing unmade car park. The northern part of the site is mainly grassed with approximately 12 relatively small ash stems with some privet, griselinia and holly. The southern part of the site has a covering of well-established trees providing a small wooded area. With the support of the Arboricultural Officer the design sets out to protect and retain these trees and make them part of a public open space with a short gravel walkway through the trees. The retention of the trees also gives the new dwellings a very pleasant outlook. It also retains the amenity value of the trees for other neighbouring residents on Cronk Road and the local community. It also maintains the habitat value of this part of the site.
Final Issue 1
| Received | 190515 | 15 00552 |
| DEPARTMENT OF INFRASTRUCTURE PLANNING and BUILDING CONTROL DIVISION | ||
| Town and County Planning Oct 1999 | ||
| Date and Order Initials | ||
| Decision | 19 MAY 2015 | |
| Appeal | DEPARTMENT OF INFRASTRUCTURE |
The two proposed Options make use of the slope by having the dwellings stepped down with the slope to the car park. On Option 1 the four houses are stepped downwards from the top of the site along Cronk Road down to the car park. This can be seen on the section on drawing P02. On Option 2 the apartments block is split-level, split by a single storey around the central staircase/lift foyer, so the block remains three storeys on both the east and west elevations. This can be seen on the section on drawing P03. As can be seen on the site sections on drawings P02 and P03, the topography of the site means that both the proposed apartments and houses are dominated by the raised houses on Cronk Road; with the new development Options having a reduced impact on the Cronk Road frontage. The nearest dwelling on the west side, is Wavecrest Cottage, but as the cottage has no windows on elevations facing the proposed developments there would be little or no overlooking from the new development. The cottage is unusual in that it has no private space around the site periphery with only access from an adjacent lane so the cottage and any private space is not directly overlooked. Therefore there would be little or no visual impact.
There is a nearby precedent for similar residential development of a similar scale, on a similar sloping site; where there is a three/four storey apartments development on a nearby site; approved under PA 05/92112/B, where Gellings Avenue meets Cronk Road.
Foul drainage will be collected and then discharged to manhole MH04 in the access lane and then into the mains sewer running along Bay View Road. Surface water will be collected and the discharged to the manhole MH05 on Bay View Road on the main Surface Water system. A schematic layout is shown on drawings P02 and P03.
Vehicle access is from the existing junction onto Bay View Road. To improve pedestrian access from Cronk Road to the development and further onto the village centre, we have introduced a new direct path link from Cronk Road. In order to improve visibility of and from the existing junction onto Bay View Road, Port St Mary Commissioners plan to remove the parking bays along the stretch of Bay View Road for a distance of approximately 30m from the junction.
The site to be developed is designated as 'Mixed Use and Car Park' on Map 7 in the Area Plan for the South. The proposed Options show the 'Car Park' use is maintained with a public/private car park and the 'Mixed Use' site has a residential use with associated car parking, so the two Options proposed are in accordance with the Area Plan. Therefore Isle of Man Strategic Plan 2007 General Policy 2 (GP2) applies. We have set out below the aspects of GP2 that we believe are relevant, and described how we believe they satisfy the policy:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
The proposals respect the site by being located in the grassed area of the available site, and maintaining the most important trees on the southern part of the site. Both proposals also make use of the slope across the site by being stepped down the slope to reduce the impact on any adjacent areas. The scale of the proposals are such that they
Final Issue 1
are similar in scale to the most adjacent properties on Bay View Road and Cronk Road. The two development Options are two and three storey in height and this is similar in scale and massing to the existing two, three and four storey properties on Bay View Road and Cronk Road. The layout also creates Public Open Space with the retention of the trees and the creation of a woodland path through the trees.
d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
The proposals have been designed in consultation with the Arboricultural Officer. His comments can be found in Appendix B. His recommendations have been incorporated in the planning application. The most important trees as recommended by the Arboricultural Officer have been retained and the trees are protected during the construction with a 2.4m high heras fence. This can be seen on both plans P02 and P03. There is mitigation planting of 17 new trees to replace those lost in the development.
(g) does not affect adversely the amenity of local residents or the character of the locality;
The amenity and character of the site area lies mainly in the trees, and the types of local dwelling. By retaining the most important trees and planting new replacement trees the amenity of the area is maintained. The development proposals also use the slope of the site by stepping down it to reduce any visual impact the development might have on adjacent dwellings and the local area. The character of the local dwellings on Cronk Road is of reasonably large detached and semi-detached houses, along the roadside/street front; and Bay View Road is characterised by large terraces of three/four storeys. Therefore as the application drawings show the options to be apartments, three storey semi-detached in appearance and housing terraced but semi-detached in appearance, the character of the two Options 1 and 2 can be seen as similar to other similar dwellings on Bay View Road and Cronk Road.
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
Highways Division were consulted in the design process. The proposals make use of the existing junction onto Bay View Road for access. Port St Mary Commissioners have agreed that should the development proceed street parking on a stretch of Bay View Road to the north of the junction will be removed. The improved parking numbers on the public car park on the site will cater for the loss of parking on the street. The car park associated with the new development proposals meets the parking requirement in Appendix 7 of the IOM Strategic Plan. The Option 1: 4 houses has 8 parking spaces; and Option 2: 6 apartments has 12 parking spaces. Both options also have a public parking area of 17 spaces. The design of the parking areas creates sufficient space for manoeuvring and turning of a refuse wagon on the site.
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
Highways Division were consulted in the design process. The proposals make use of the existing junction onto Bay View Road for access. Port St Mary Commissioners have agreed that should the development proceed street parking on a stretch of Bay View Road to the north of the junction will be removed. The improved parking numbers on the public car park on the site will cater for the loss of parking on the street. By removing street parking there will be a reduction in vehicles manoeuvring into parking spaces on Bay View Road, and the visibility of the junction
will be improved; thereby improving road safety on Bay View Road. The small number of proposed dwellings in our opinion would not result in a significant increase on traffic flows in the local highway network.
(j) can be provided with all necessary services; All services are currently available from Bay View Road along the access lane. (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
The new proposals maintain the existing spaces between neighbouring dwellings, and the two churches on either side. There are no overlooking windows in the new proposals. Therefore the proposals will not prejudice any use or development on adjoining land.
The twelve ash stems will be removed along with approximately five or six smaller trees, and in mitigation it is planned to plant 17 new small trees on other parts of the site as shown on drawings P02 and P03.
The trees that are to be retained are to be protected during the period of construction, by the erection of a 2.4m high heras protective fence sited where possible at the outer edge of the tree canopies/spread. This is shown on the plans of drawings P02 and P03. This may require adjustment at times to suit the construction of the footpath. Where works have to be carried out under the tree canopy, within the RPA, Cellweb or a similar protective matting will be laid as a protection to the roots whilst work is carried out in that area.
The pathway through the woodland will be a surface pathway, with minimal digging, covered in a gravel reinforced with Cellweb or similar cellular protection matting.
Much consideration has been given to the design to ensure it is contextual in nature, retains and protects the most important trees and is respectful to the locality and the immediate neighbours. We have consulted Highways Division, the DEFA Arboricultural Officer and Planning Division during the design process. We believe the design proposals Options 1 and 2 satisfy the relevant sub-clauses of General Policy 2 and therefore respectfully request the Planning Committee to grant approval to this application.
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