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on Land Located at Ballakillowey,
Bradda View, Colby, IoM.
Prepared by: Kay Associates Ltd Southgate House 89 Circular Road Douglas Isle of Man IM1 1AX
Prepared by: Kaz Ryzner 36 Woodlands Park Guildford Surrey GU1 2TJ
Prepared by: Kay Associates Ltd Southgate House 89 Circular Road Douglas Isle of Man IM1 1AX
Prepared by: Arup Consulting Ltd Nyquist House Ellice Way Wrexham Technology Park Wrexham LL13 7YT
Prepared by: Barry Chinn Associates Ltd Harbury Road Deppers Bridge Southam Warwickshire CV47 2SZ
Prepared by: STROMA LZC Unit 4 Pioneer Way Pioneer Business Park EaglePoint Castleford West Yorkshire WF10 8QU
1.1 The application site covers 10,057 square metres ( 1.0057 Hectares) ( 2.485 Acres), and is situated within an area known as Ballakillowey in Colby, IoM. The site is bounded on all sides by the existing residential areas of Bradda View to the West, Ballakeyll to the southeast and The Chase and Odin's Way to the north and east. 1.2 The site is predominantly open in nature, with a mix of Manx Sod Hedges, fences and walls on the boundaries. There are a substantial number of trees on the site, the majority of them being located to the perimeter of the site area. A full tree location, type and condition survey has been carried out and this is included both with the Landscape Architect's Design Statement section (Section 5.0), and the application package. 1.3 A topographical survey has been carried out on the site, and is included in the package of application drawings. From this survey, it can be seen that the existing site falls from a level of approx. 45.50 m at its most Northerly boundary, to a level of 34.75 m at its most Southerly boundary, a fall of approx. 10.75 m over the length of the site, the aspect being generally a south/south-east facing slope. 1.4 Vehicular access to the site is gained through the existing road network of Bradda View. This is the DoT - Highway Divisions' preferred access point for the site, and was the vehicular and pedestrian access position approved under PA.05/92421. 1.5 The existing site has an open drainage ditch/stream which runs from its most northerly corner, along its northern boundary where it turns and runs parallel to the western site boundary. This runs past the vehicular access position from Bradda View to the sites' most southerly corner where it travels through the site boundary onto the adjacent land. Foul and Surface Water Drainage is available within Bradda View. The drainage strategy and proposals are described within the Drainage Design Statement of this document (Section 4.0) and the application package.
2.1. There have been three previous planning applications for the residential development of the site details of which are summarised below.
2.2. Planning application PA.04/2344 sought in principle approval for the residential development of the site. Whilst the application had indicated 11 plots, the planning officer's reported that this number of plots would not be in accordance with the Development Brief for the site. Consequently, approval was granted only to the principle of residential development with the decision notice confirming that details submitted based on the in principle approval should have regard to the Development Brief for the site that requires that; "The density and style of development shall be in keeping with existing residential development adjoining the site."
2.3. This application requested approval for 16 dwellings of 4 different house types but was withdrawn by the applicant when attention was brought to the fact that the proposed density exceeded the surrounding residential development and would therefore be contrary to the Development Brief.
2.4. Planning application PA. 05/92421 represents the most recent and relevant application for residential development on the site and sought detailed approval for 12 detached dwellings of 3 different house types, estate layout and drainage. On the recommendation of the planning officer, the application was approved by the Planning Committee subject to 8 conditions as detailed on the decision notice dated 14th March 2006.
2.5. A subsequent appeal submitted by local residents was upheld by the Minister on the recommendation of the Inspector and the application was accordingly refused by decision notice dated 12th September 2006 for the following reasons:
"1. In terms of density, the proposed development would not comply with the Brief which is set out in the Local Plan; local residents have a reasonable and legitimate expectation that development of this site will be in accordance with that Brief.
2.6. In addition to the above, the following "Note" was included with the decision notice that highlighted a need to give further consideration of the arrangements for surface water drainage;
"Before any new proposals for the development of this site are submitted, there should be further consideration of the arrangements for surface water drainage, as indicated in paragraph 40 of the Inspector's report."
Current Planning Application.
2.7. In light of the above, the current proposals have taken into consideration the above reasons for refusal with accompanying "Note" and specifically address;
a. the requirements of the Local Plan Development Brief, b. any potential impact on adjoining properties, c. surface water drainage.
2.8. In addition, since the refusal of the previous application, the Strategic Plan for the Isle of Man has come into operation and therefore the current application has also taken into consideration;
d. the relevant policy requirements of the Strategic Plan. 2.9. In terms of the requirements of both the Local Plan and the Strategic Plan these are summarised below. The Arborv and East Rushen Local Plan 1999.
2.10. The proposed development site is identified as "Development Area 5" in the extant Arborv and East Rushen Local Plan 1999 ("the Local Plan"). Policy: BK/P/1 of the Local Plan confirms that;
"Residential development shall be permitted for the areas designated on Map 3 and in accordance with the following development briefs. Development Brief 5 - Vacant Land within Ballakillowey Estate. a. The density and style of development shall be in keeping with existing residential development adjoining the site."
2.11. With regard to "density" of development, Appendix A4 to the Local Plan confirms an estimated potential number of 5 dwellings for Development Area 5 would be acceptable for the site and states;
The proposed development scheme provides for 5 single detached dwellings and therefore satisfies the guidelines provided in Appendix A4 in relation to density.
2.12. In terms of "style", Section 3.0 below provides the detailed architects design statement that confirms that the proposed style and architectural designs for the individual dwellings will be in keeping with the existing residential development adjoining the site which is characterised by predominantly large, single detached dwellings set within individual plots and the proposals for the site have followed this basic principle.
The proposals therefore satisfy the Development Brief requirement for development to be in keeping with existing residential development adjoining the site as further highlighted in the previous Inspector's second reason for refusal. 2.13. With regard to potential impact on adjoining properties, the architect's plans and Design Statement confirm that the proposed individual dwellings will provide generous separation distances between both proposed dwellings and the windows of their habitable rooms and those of all neighbouring properties. The proposals therefore satisfactorily address the concerns expressed in the second reason for refusal of the previous Inspector's decision with regard to unacceptable level of overlooking. 2.14. Section 4.0 below, provides confirmation that any outstanding issues or concerns relating to surface water drainage have been satisfactorily addressed in the current scheme. The proposals therefore satisfactorily address the concerns expressed in the Note attached to the previous decision notice. 2.15. In light of the above, it is considered that the current proposals for 5 detached dwellings on the site in the form and layout illustrated on the submitted plans satisfy the policy requirements of the extant Local Plan and address the reasons for refusal and Note set out in the decision notice in relation to previous application PA. 05/92421.
2.16. The Isle of Man Strategic Plan ("the Strategic Plan") was adopted by Tynwald and came into operation on 1st August 2007. In paragraph 1.4.1 of the Strategic Plan, the Local Plan is listed as one of the Local and Area Plans which are in operation. Paragraph 1.4.3 of the Strategic Plan further confirms that existing Local Plans will remain in effect until they are replaced by new Area Plans. It is intended that the Local Plan will be replaced by the Southern Area Plan which has only recently commenced
and has not yet reached the publication stage of the Issues and Options report.
2.17. Considered of relevance to the proposed development is General Policy 2 of the Strategic Plan which refers to development within land-use zones and states;
"General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(a) is in accordance with the design brief in the Area Plan where there is such a brief."
2.18. In relation to the proposed development site, the above referred design brief in the Area Plan is that referred to in Development Brief 5 of the Local Plan. In this regard, the proposals accord with the above principle requirement of General Policy 2.
2.19. Other more detailed planning requirements under General Policy 2 of the Strategic Plan are listed (b) to (n). In relation to the proposed development, the following detailed planning requirements listed under General Policy 2 are considered satisfied;
(b) - respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) - does not affect adversely the character of the surrounding landscape or townscape; (f) - incorporates where possible existing topography and landscape features, particularly trees and sod banks; Does not affect adversely the amenity of local residents or the character of the locality;
(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;
(i) - can be provided with all the necessary services;
(n) - is designed having due regard to best practice in reducing energy consumption. 2.20. In terms of the provision of affordable housing, Housing Policy 5 of the strategic Plan requires that; "In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more." 2.21. As the proposals are limited to only 5 dwellings there is not a requirement to provide any affordable dwellings as part of the scheme. 2.22. With regard to the need to provide an Energy Impact Assessment, Energy Policy 5 requires; "The Department will prepare a Planning Policy Statement on Energy Efficiency. Pending the preparation and adoption of that PPS the Department will require proposals for more than 5 dwellings or 100 square metres of other development to be accompanied by an Energy Impact Assessment. 2.23. Notwithstanding the above requirement being limited to residential scheme of over 5 dwellings, this submitted application includes an Energy Impact Assessment. 2.24. In light of the above and the detailed information provided in other sections of this report, it is considered that the proposed development satisfies the relevant policies in both the Local and Strategic Plans and addresses all the concerns expressed as part of the previously refused application. The current application should therefore be approved.
3.1 During the design process throughout February & March 2008, the applicants' architect has carried out consultations with a variety of interested parties to establish a basis for the design. These have included:
The comments raised and the advice given within the above consultation meetings have been incorporated into the application proposals which are the subject of the application.
3.2 A full description of the relevant planning history and policy has been identified within the preceding section of this Design Statement. However, the most relevant item of planning history to this application is the decision 'at appeal' for the previous planning application PA05/92421.
The reasons for refusal of the above application, together with other items raised by the Inspector within his report, and comments made by objectors to that application have been taken into account in formulating the application proposals.
3.3 The application consists of the erection of five detached residential dwellings, in accordance with Development Brief 5 of 'The Arbory and East Rushen Local Plan 1999 - Appendix A4', and represents a density of development of just under 5 dwellings per hectare (5dph). This density has allowed the proposals to create an open aspect within the development, with substantial distances between dwellings, which have been orientated to take advantage of views, to maximise privacy for future occupants of the development and that of surrounding occupiers, and to create a visually pleasant aspect to the development when viewed from Bradda View, as demonstrated in the 3D Visualisation Drawing No. K143/P/10-101.
The design of the existing dwellings on the adjacent Bradda View development is semi-traditional in nature. The majority being substantial two-storey dwellings executed in a mix of painted rendered walls with pitched roofs finished in concrete tiles, and with sections of feature gables and walls clad in regularised reconstituted stone.
The design of the proposed dwellings follows this language of traditional pitched roofs incorporating hipped and gabled roof forms and finished in reconstituted slates. However, the walls of the dwellings are finished in a mix of self-coloured render and cedar timber boarding to the upper levels, with substantial areas of natural Manx stone to feature walls and forming plinths. This provides a contrast and modelling to the elevation treatment of the dwellings.
Window and door openings are to be trimmed with reconstituted art-stone surrounds to give a crispness of detail to the edge of the openings. Windows and doors are to be polyester powder coated aluminium frames, double glazed with low emissivity glass giving high energy efficiency. All fascias and soffits are to be in a dark grey low maintenance board, with all rainwater gutters and downpipes in black polyester powder coated aluminium. Whilst the form and materials of the dwellings are traditional in nature, the proposals introduce larger areas of glazing to provide good levels of natural daylight into the interiors of the dwellings, and maximising passive solar gains.
The design of the dwellings has been executed to provide high quality residences with a high standard of finish externally utilising natural materials, whilst respecting the architectural and construction traditions of the Island.
The proposed dwellings are in the main two-storeys in height. They range between 4,750 Sq.ft and 6,850 Sq.ft. in floor area, and are set within plots ranging between 0.3 and 0.5 acres in area. Areas of the first floor accommodation of the dwellings are partially within the roof-space thus minimising the effective height of the dwellings, and thereby reducing their impact. This has been coupled to the use of hipped roof features which further reduce the height and impact of the dwellings. The height of the proposed dwellings accords with that of the dwellings on the adjacent Bradda View development.
The density of the development has allowed the distances between the proposed dwellings to be generous. In addition, the distances between the rear and sides of the proposed dwellings and the surrounding properties range between 25 metres and 45 metres, maintaining the privacy of both the future occupants of the proposed dwellings and that of the residents of the existing dwellings which surround the site. The internal layout of the dwellings and their orientation has been designed to maximise privacy between the proposed dwellings and to avoid overlooking of the surrounding residents.
The open aspect of the development has been complemented by the design of the hard and soft landscape features created by the Landscape Architect which are described fully within Section 5.0 of this statement, and within the Landscape drawings of the application package.
3.5 Discussions with the DoT - Highways Division have identified that the design speed for the roadway is to be controlled to 20 Mph . The proposed road layout has therefore been designed to incorporate radius bends to both sections of the road, thereby assisting in reducing the design speed of the carriageway in accordance with the IoM Govt.-Dept. of Transport 'Manx Roads' publication.
It has also been identified that the existing width of the Bradda View carriageway should be carried through into the proposed development, at least for the first 15 metres. The proposed layout therefore maintains the 5.6 m wide carriageway of Bradda View into the development up to the turning area from where the road narrows to 4.8 m in width. In addition a pedestrian footway 1500 mm wide is maintained to both sides of the carriageway throughout the majority of the development, right up to the access point to Plot 5 to one side and to Plot 3 to the other.
The roadway has been designed in accordance with the DoT - Highways Division document 'Manx Roads 2', and will be constructed to adoptable standards for future adoption, complete with street lighting. The access points of the private driveways onto the carriageway will be a min. 4.1 m in width and will be maintained at this width for at least the first 6 m into each property.
Each dwelling has a double garage together with driveways capable of parking a minimum of two further cars, thereby exceeding the existing minimum parking standards of 3 car parking spaces per dwelling identified in 'Appendix 7' of the Strategic Plan. The landscaping scheme to the front of the proposed dwellings is to be executed with low-level planting to maintain good lines of visibility for vehicular and pedestrian road safety.
Agreement has been reached with the MEA for the undergrounding of the existing overhead electricity cables which cross the site. The route for this diversion and the way-leave requirement for its passing through Plot 3 is indicated on Drawing No. K143/P/10-200.
3.6 The drainage design has been prepared by Arups Consulting Engineers to maximise the extent of gravity drainage from the proposals to discharge to the existing Foul and Surface Water drainage systems within Bradda View. Where this is not possible, alternative solutions have been proposed to have a minimal impact on the surrounding area with no surface water discharge to the drainage ditch.
On-site percolation tests have been carried out to determine the design parameters for the drainage proposals, full details of which are included in the application drawings package and within Section 4.0 of this application statement.
3.7 The development is to be carried out to minimise its environmental impact through the materials used in the construction process, the levels of energy efficiency achieved in the dwellings and the maximisation of sustainable energy introduced into the dwellings both as a result of passive design and through the utilisation of alternative energy production methods.
An 'Energy Impact Assessment' of the development proposals is contained within Section 6.0 of this application statement.
3.8 The applicant believes that the proposals put forward within the application are an appropriate response to the development brief contained within the Rushen and East Arbory Local Plan 1999 for the site.
Furthermore, the proposals address the reasons for refusal of the previous application, together with the comments made by the Inspector in his report, providing adequate separation distances both between the proposed properties and to the surrounding properties to maintain privacy and amenity. In addition, the proposals create an open aspect within the development in an architectural scale, style and density which are complementary to the adjacent Bradda View development.
4.1 Hartford Homes Ltd are proposing a residential development consisting of 5 executive homes in Ballakillowey on a greenfield site (National Grid Reference SC 215 697). The site slopes down to the southeast at a gradient of 1 in 12 and access to the site is through an existing residential development via Bradda View from the west.
4.2 Foul drainage will discharge to an existing sewer network to the west of the site. A new connection will be made to the existing manhole in Bradda View at the site entrance.
Due to the topography of the site it will not be possible to install the entire proposed site foul drainage as a gravity system. We are therefore proposing that plots 1 and 2 will connect directly to a new foul gravity sewer, but plots 3,4 and 5 at the lower end of the site will have three separate private pumping stations which will require rising mains to a break head chamber which will then connect into the gravity foul sewer.
4.3 The surface water drainage from roof run-off, driveways and highways will discharge to separate soakaways. Arup have undertaken soakaway tests in July 2007 and it is recommended that an infiltration rate of should be assumed for design. This infiltration rate is 10 times greater than which is the widely accepted limit for infiltration drainage. Properties will have soakaways for roof run-off and for the driveways. Highways will discharge to road to gullys, each serving , which will then connect to individual soakaways.
An existing watercourse exists along the western boundary of the site which will need to be culverted at the highway access into the site. Land drainage consent has been agreed with the DoT (letter from DoT, Ref. LD 08-03, dated 18th March).
4.4 Negotiations have already taken place with the DoT drainage department and 'Approval in Principal' has been obtained for the current drainage scheme as indicated on Arup Drg No. P01.
5.1 This landscape design statement has been prepared by Barry Chinn Associates to explain the scheme presented on the drawings and in the tree survey report. The documents produced and explained herein are listed below. They have all been submitted in support of the application.
5.2 The existing site comprises vacant rough grassland enclosed by existing residential development. There are a large number of existing trees located close to the boundaries with the core of the site open. A pre-development tree survey was carried out in August 2007 in accordance with BS 5837:2005 'Trees in relation to Construction' to ascertain the status of all the trees existing on site. Drawing L918/07 - 01A indicates the location of all trees on site and should be read with the associated report.
5.3 A recently erected timber fence located on the top of the existing bank which separates the neighbouring properties from the site defines the northern boundary. A drainage ditch is located directly in front of the bank running east west feeding into the drainage ditch, which bounds the western and southern extents of the site. A band of ornamental and native tree species and mature shrub growth is scattered along this boundary. The trees comprise Sycamore Acer pseudoplatanus, Hawthorn Crataegus monogyna, Apple Malus domestica, Grey Alder Alnus incana, Goat Willow Salix caprea, Monterey Cypress Cupressus macrocarpa, Rowen Sorbus aucuparia, English Oak Quercus robur and Beech Fagus sylvatica. The trees range in height from 4 to 11m.
5.4 An existing 1.5m in height Manx hedge marks this boundary. In places it has bramble and bracken growth covering its sides and top and in other areas is clear of vegetation. A sparse line of trees ranging from 5 to 13m height run along the length of this boundary. They are mainly native species including English Oak Quercus robur, Beech Fagus sylvatica, Ash Fraxinus excelsior and Hawthorn Crataegus monogyna. The southern end of the boundary is dominated by Ash trees.
5.5 The southern boundary is split into two parts. The section closest to the eastern boundary is marked by a 1.5m high privet hedge, which changes to a low block work wall at the southernmost point of the site. From this point onwards a low stone wall marks the boundary with a shallow drainage ditch running in front. Behind this wall, off site, is an area of mature mixed deciduous woodland to an average height range of 16 to 18m dominated by Sycamore Acer pseudoplatanus, Ash Fraxinus excelsior and Beech Fagus sylvatica.
5.6 The most southerly part of this boundary is marked by a low stone wall and associated drainage ditch, again with mature woodland behind as described in 5.5. As you move north along this boundary the low stone wall becomes a rather dilapidated Manx hedge with some regenerative tree growth. North of the entrance of Bradda View the Manx hedge becomes more defined and there is a greater proportion of tree planting within the site boundaries comprising primarily ornamental species with some areas of mature shrub growth. The tree species with a height range from 5 to 11m comprise Goat Willow Salix caprea, Crack Willow Salix fragilis, Corkscrew Willow Salix matsudana 'Tortuosa', Hawthorn Crataegus monogyna, Birch Betula pendula, English Oak Quercus robur, Scots Pine Pinus sylvestris, Apple Malus domestica and Sycamore Acer pseudoplatanus.
5.7 The core of the site comprises open un-maintained rough grassland. The site generally slopes north east to south west and there are glimpses of the sea in the south. On the whole, the site is enclosed by mature trees growing both on and off site.
The Landscape proposals are shown on Barry Chinn Associates drawing no. L918/07-03 and 04. The scheme concentrates on the reinforcement of the boundaries and the creation of an attractive but open central space off which each individual house is accessed. The layout of the front gardens has been designed as part of the core space whilst the rear gardens with exception to trees to be retained / removed and new tree planting has been left blank to be designed to suit individual purchaser requirements.
This space has been designed to be open and soft in appearance with the use of a simple but high quality palette of materials. Low clipped Hornbeam Carpinus betulus hedging (1.2m height) will be planted close to the footpath to enclose mown lawns with driveway entrances marked by local stone monoliths. Groups of Silver Birch Betula pendula have been introduced as a theme within the front gardens to provide interesting light textured vertical elements to compliment the stone, glass and timber house materials. Maritime Pine Pinus pinaster, a locally occurring species has been used at the gateway from Bradda View and as groups in the rear gardens to link the site with neighbouring areas. Trees will be planted as standard, feathered and multi-stemmed to provide a variation of form. In addition to the areas of grass simple blocks of ground cover shrub planting and extensive bulb planting will be carried out at the base of the hedges and in the grass areas beneath trees to create seasonal colour and textural variation. The bulb species will comprise Bluebells, Snowdrops and Star of Bethlehem. Refer to soft landscape image sheet.
The focal point when looking towards the site from Bradda View will be the landscaped space between Plots 2 and 3 comprising a tiered effect of grass / bulbs / shrub planting from which a group of Birch emerge against the Manx stone wall defining the front / rear garden boundary. This view will be further enhanced / softened by the groups of Birch and Maritime Pine to either side of the access road.
The hard materials for the front gardens have been selected to compliment the house materials and the palette of soft landscape materials. They will comprise Marshalls
Tegula paving and kerbsetts to create the driveway crossovers and edgings and also the footpath approach to the front doors. The driveways will be tarmac. A natural stone paved surface will be constructed in front of each of the front doors with local Manx stone monoliths introduced as posts to define the entrance to the driveways, except Plot 5 which will be gated with Manx stone piers. Manx stone walls with piers will be used to define the boundaries between the central open area and private back gardens. Refer to hard landscape image sheet.
Back Gardens
5.12 As previously stated the back gardens will be individually designed to meet purchaser requirements whilst maintaining the level of boundary treatment shown on the Landscape Proposals and described below. Changes of level will be accommodated using both retaining walls and embankments integrated into the overall design solution to produce an attractive and functional garden space which respects the privacy of adjoining residences.
5.13 The plots will be defined using 2m high closed boarded timber fencing.
Site Boundaries
5.14 Where the existing Manx hedge remains this will be managed and in-fill planted using native species to establish a dense impenetrable screen. The trees in the healthier condition along and in close proximity to the site boundaries have where possible been retained in accordance with the recommendations within the Midlands Tree Surgeons report. These trees have been supplemented by significant additional tree planting. The existing drainage ditch to the north, west and south will except for a short length of culvert at the site entrance be left open.
Conclusion
5.15 It is envisaged that over time the landscape scheme proposed for this site will mature to provide a high quality setting which will successfully assimilate the new dwellings into the immediate surroundings which already provide a well treed structure.
6.1 In accordance with the requirements of the Isle of Man Strategic Plan of June 2007, this Energy Impact Assessment considers the impacts of the proposed development in terms of energy consumption, and proposals for reducing that consumption and improving the energy efficiency of the development. These matters are considered under the following headings: location and transportation, form and design, materials and specifications and supplementary sources and related considerations
6.2 The development will provide 5 additional residential properties on a currently vacant plot of land zoned for residential use at Ballakillowey, Colby. The properties have access to public transportation routes nearby, and are located within easy reach of the local amenities of Port Erin. Each property will also have a double garage and parking facilities.
6.3 The proposal is a very efficient use of a site with a compact form having a pleasing external look in keeping with other developments. Generously glazed areas to all aspects are incorporated to increase the potential for solar gain, and to reduce the need for artificial lighting by maximising natural daylight levels within the properties.
6.4 The external envelope will be designed to exceed current building regulations for heat loss by adopting insulation levels to Approved Document Lla of the UK Building Regulations which requires the use of higher standards of insulation than is currently required by the Isle of Man Building Regulations 2003 - Approved Document Lla.
Low energy light fittings with time controls where appropriate will be fitted extensively throughout the properties. All supplied white goods will be A or A+ rated. All supplied sanitary appliances and fittings will be specified and selected for low water consumption.
Materials and products with low embodied energy in comparison to others will be selected where possible as will materials produced on the Isle of Man such as pre-cast and in situ concrete products using local aggregates. Where practicable, products will be obtained from sustainable resources. Where stone is used for areas of the main walls of the properties and their boundary walls, all such stone will be 'Manx' stone, quarried on the Isle of Man, thereby minimising transportation and embedded energy within the material.
6.5 This development will use Solar Thermal Heating Systems to preheat the Domestic Hot Water and heating requirement making use of sustainable energy solutions. In addition, we will consider the use of underfloor heating combined with heat recovery ventilation which will considerably reduce the energy impact of these properties. Finally, consideration will also be made to the energy source and we will look at using Air Source Heat Pumps because of their efficiency benefits. All these considerations will ensure that this development will have the minimum environmental impact.
6.6 Storage is to be provided on site for the separation of waste and refuse for recycling.
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