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December 2017
For Korngold Ltd.
Submitted by
Jacqueline N. Verduyn Architectural Design \& Project Management
Introduction ..... page 3 Planning History ..... page 7 Planning Consultation ..... page 7 Design Statement ..... page 7 Access Statement ..... page 11 Energy Impact Statement ..... page 13 Summary ..... page 13
1 Site
Address: The Boatyard Derbyhaven Isle of Man IM9 1TR
2 Location: The site is located on the outskirts of the residential settlement of Derbyhaven, within an area designated as predominantly residential within the IOM Development Plan Order (1982) and does not fall within a conservation area.
3 Scheme The scheme is for a detached 2-storey dwelling, of similar height and appearance to the existing buildings along the terrace.
4 Existing condition of the site The site was previously occupied by garages and a workshop. These were removed by request of the Environmental Health Section of the Department of Local Government and The Environment as the deteriorated condition of the building was considered to be a
danger to persons in the vicinity. (Letter to previous owner, Mr Rudge, on 29th January 2007 from Mr J.W. Howie, Manager & Environmental Health Officer)
The site is currently vacant, used for parking of vehicles and boats, and is surrounded by a stone wall ranging in height from 2.1-2.5 meters. The top of the wall is unstable and stones occasionally dislodge and fall off. It is therefore necessary to do remedial work to the existing wall.
View along Derbyhaven Road with stone wall to The Boatyard on the right hand side and the existing terrace houses beyond.
Existing stone wall to The Boatyard showing uneven edge to top of wall.
Existing entrance to The Boatyard site.
West façade of Holmcroft, facing The Boatyard.
West façade of Holmcroft. Measuring tape indicates extent of right of way over The Boatyard.
2.1 PA 05/475 submitted 15th March 2005. Refused at Appeal on 14th March 2006. The application was initially approved by the Planning Committee but later refused at Planning Review and Appeal. 2.2 07/02212/B Erection of a Detached dwelling 30 November 2007. Permitted, then refused at appeal. 2.3 92/01624/A Approval in principle for the reception of a dwelling. 18 March 1993. Permitted 2.4 93/00828/B Erection of Detached Dwelling 23 September 1993. Refused
3.1 Pre- application consultation was held with Planning Officers Edmond Riley and Lucy Kinrade 3.2 Pre-application consultation was held with Kevin Almond of Department of Transport Highways 3.3 Pre-application consultation was held with Mr Ian Wade of Department of Transport Drainage Division
All comments raised during the pre-application process has been incorporated into the proposal and careful consideration has been given to the matters raised in the previous applications when considering the proposal for this scheme.
4.1 The site is the first to be seen when entering Derbyhaven and an enhancement of the visible appearance will benefit the area. As the current site is used for parking of boats and vehicles, and due to the dilapidated state of the limestone wall, the site does not compliment the appearance of Derbyhaven. The proposed development of The Boatyard aims to enhance the current use of land and enhance the visual appearance of this site, which is a gateway site to Derbyhaven.
4.2 Careful consideration was given to the existing terrace along Derbyhaven Road. The building has been designed to be in keeping with the existing buildings along the road. It was considered imperative that the new proposal complement the existing aesthetic by creating the same proportions of height and window positioning. Use of materials were also selected in such a way that the proposed dwelling sits comfortably within the existing streetscape. 4.3 The positioning of the proposed dwelling to the front of the property was intentional as to maintain outlook from the primary windows of the neighbouring sites (Holmcroft \& Homestead), facing south/south west. The proposed dwelling is not directly in front of the principle windows of the neighbouring properties and care was taken to preserve their outlook. 4.4 Whilst there are two side windows to Holmcroft, (one of which is a bedroom/landing window, the other a bathroom window of frosted glass, facing the proposed development) these are west facing. Loss of sunlight will be limited to late afternoon. Care was taken however to reduce the impact as much as possible. The gable end faces Holmcroft reducing the amount of natural sunlight lost. The distance between the window and the proposed dwelling is 3.4 m .
Image showing window to Holmcroft mid-afternoon on a winter's day 4.5 Consideration was given to privacy by recessing the entrance porch back from the gable end wall. 4.7 The balcony to the rear of the property has been designed to take into account privacy from the neighbouring property. The balcony is flanked by the stone gable end walls, screening it from view.
The wall is not of any acknowledged historical significance and in a poor state of repair. It is intended to reuse the existing stone when constructing the new gable end walls. Care will be taken to ensure that the appearance of the new stone walling matches the existing. Samples will be made up and approved prior to construction.
The proposed dwelling covers of the site leaving the remaining for parking and amenity space. The scheme proposes two off street parking bays to the rear of the property. Please refer to 5. Access Statement for further information on parking.
Whilst it is recognised that the site is compact, it is noted that the area around Derbyhaven provides ample amenity space within walking distance. The site is within a short walk of Castletown Beach as well as Derbyhaven Bay. The Castletown Golf Links course is on the doorstep as well as walking trails along Langness. The balcony on the first floor provides outdoor leisure space and is positioned to make the most of the views towards Castletown Beach and Scarlett beyond. To the rear of the property, adjacent to the parking bays, is space for the storage of refuse bins and for drying of clothes.
Blockwork cavity wall with stone outer wall to the two gable walls. The gable end facing Castletown will have a stone clad chimney.
The proportions and positioning of windows facing Derbyhaven Road are traditional, finish will be double glazed with powder coated aluminum (casement, top opening outwards) frame, colour charcoal.
The rear elevation incorporates a 1st floor balcony with large glazed sliding doors (powder coated aluminum) set back off the elevation
Entrance feature: Powder coated aluminum frame with double glazing. Infill cladding panels of horizontal fiber cement rain screen cladding panels.
The roof finish to the cottage is welsh slate.
To balcony: frameless glass balustrade with blushed stainless steel handrail
Private access road on Casteltown Golf Links site
Exit from private road onto Derbyhaven Road with wall in current position.
The property fronts onto the A14 (Derbyhaven Main Road) which has a speed limit of 20 mph . The width of the driveway entering the site is 3.4 m wide which is considered sufficient for vehicle access as well as pedestrian access. A right of way over this portion of the site gives access to the rear courtyards of the neighbours (Holmcroft, Homestead and site behind The Boatyard) The right of way is 1.8 m wide. Whilst this right of way would be used as access to the parking at the rear of the property, this does not impinge on the rights of the neighbours in any way.
Pedestrian safety - As noted, the driveway is of sufficient width for vehicle and pedestrian access. Furthermore, the entrance porch is recessed to allow pedestrians to stand undercover and out of the driveway.
Concerns were raised during previous planning applications due to limited maneuvering space for parking on site. Due to the size of the site this is a challenge. However, this application aims to address this concern by proposing a solution that does not require vehicles to reverse on to the public road. The applicant has agreed with the owner of the Castletown Golf Links to allow access onto their private access road so that vehicles can exit the site this way and enter onto Derbyhaven Road nose first.
Therefore access to the site will be via the right of way entrance off Derbyhaven Road, with 2 parking bays to the rear of the property. Vehicles will exit the site via the neighboring site (by the same owner) and along the access road of Castletown Golf Links onto the A14.
Visibility splays:
Principles of passive environmental control and minimising inherent energy use incorporated into the design:
Large south facing glazing for solar heat gain Overhang to balcony along the south façade provide solar shading in the warmer summer months. Natural daylight has been maximised through well-proportioned windows to reduce the need for artificial lighting Orientation of the building to face south High thermal mass in walls and floor slabs Natural ventilation though openable windows to purge the building of warm air during summer.
The scheme aims to improve the use and visual appearance of the site by proposing a dwelling which compliments the existing street scape of Derbyhaven Main Road. Care has been taken during the design process to minimise the impact on the neighbouring properties. The proposal aims to provide a building that is sympathetic to its surroundings, improves the visual language of the area and, where appropriate, reflects the local vernacular.
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