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This application, on behalf of Mr Gary Lamb, is an application for full approval for operational development involving building works. The works is the modification of the existing entrance access off Douglas Street, Castletown. The property is located at the junction of Douglas Street and College Green, Castletown.
The existing house is a three-storey dwelling. We understand that it started its life as a single house. It was then gifted by inheritance to two sisters who divided the house into two dwellings. They lived with that arrangement for some time. It is Mr Lamb's intention to return the house back to a single dwelling. He wishes to create a new family home.
The existing access onto Douglas Street is via a 2.6m wide opening with stone pier 'turrets' on both sides with a single swing barred timber gate. This can be seen on Photograph No. 1. This entrance access is set into a high stone wall running along the Douglas Street boundary of the property and this can be seen on Photograph No. 2. The existing visibility splays 2.4m back from the highway are approximately 11m to the east and 9.8m to the west.
It is proposed under this application to modify the access to set the new gates and stone pier/turrets back by 5m from the highway and increase the opening between piers/turrets to 4m clear. This will require taking down and rebuilding a 15m section of the boundary wall. The new timber gates will open inwards into the property. The new surface for the modified access will be tarmac set 5m back from the back edge of the footway. There is a large driveway area of gravel in front of the house for manoeuvring vehicles. This allows all vehicles to leave the property in a forward gear. The proposed visibility splays are approximately 29m in both directions. There will be a new dropped kerb over a length of approximately 7m centred on the new access opening.
Mr Lamb would like to have parking and a new garage within the curtilage of the dwelling. This is proposed under a separate planning application to be submitted concurrently with this application. Currently the garages sit directly off the College Green highway - with manoeuvring of vehicles occurring in the highway by the junction. On the separate application we have designed a new triple garage with a garden store in a location within the curtilage of the house. Moving the garages to within the curtilage of the house will make the highways area outside the house on College Green much safer for road users. There will be no further
1868-02 modified access design statement
requirement for cars entering and leaving the garages to manoeuvre in the highway. Moving the garages to within the curtilage of the house should improve road safety at the nearby junction. Both the relocation of the garages and the new access should improve highway safety in the locality. Having relocated the garages to within the curtilage of the house, Mr Lamb would like to renovate the existing garages/barn building to create a new Family Room on ground floor with guest living accommodation above. This will close off and remove the garages from College Green.
Highways Development Control were consulted prior to submitting the application and had no objection to the modified entrance access proposals. The email response from Highways Development Control dated 11th November 2022 can be found in Appendix 2.
Summary
We believe the proposed new modified access will improve road safety in the locality. Also, under the separate application the relocation of the garages to within the curtilage of the property will also add to road safety in the locality. The Applicants respectfully request that the application be granted approval.
1868-02 modified access design statement
No. 1: existing gated access to be modified under this application {{image:119066}}
No. 2: High stone boundary wall to Douglas Street with existing access
Control Response
From: Henley, Sheila <[email protected]> Sent: 11 November 2022 09:44 To: Niall McGarrigle Subject: RE: 1868.02 Reef/Old House, Douglas Street & College Green, Castletown
Niall
Thank you for your enquiry. I am well and I trust you are too.
Highways Development Control finds the proposal acceptable in principle. It would bring safety improvements from the:
i. Closure of the existing access from College Green and reinstatement to a more appropriate residential form by removing an access with poor lines of sight in proximity to a junction
ii. Widening of the existing access and extension of the dropped kerb on Douglas Street, extending the lines of sight in each direction and manoeuvrability through it.
Additionally, The proposal benefits too from separate pedestrian entrances. Whilst lines of sight at the Douglas Street access would remain below the minimum, speeds passing are likely to be less than 30mph due to the road geometry and on-street parking.
There is space for parking and turning to meet the IOM Strategic Plan car parking standards, allow forward gear entry and exit. There is scope to provide waste bin storage for kerbside collection. The proposed garage is of sufficient size to count as parking and accommodate the storage of bicycle parking and other items. An electric vehicle charging point should be considered.
The widening of the access must be finished in a consolidated and bound material for 5m from the back edge of the footway with any gates to open inwards. The extension of the dropped kerb will require a separate permission from Highway Services subsequent to any planning consent granted under a s109(A) Highway Agreement to a domestic crossing specification. The Applicant may commission a private contractor to undertake the works who is accredited to work on a public road and these works must be completed to the satisfaction of Highway Services. Alternatively, Highway Services can be instructed. The works may require changes to highway drainage and other underground utility services which will be at the Applicant's expense.
Regards,
Sheila Henley | Highway Development Control Officer
Email: [email protected]
Available mainly weekday mornings.
From: Niall McGarrigle [mailto:[email protected]] Sent: 10 November 2022 11:02 To: DCI, Highways Development Control; Henley, Sheila Subject: 1868.02 Reef/Old House, Douglas Street & College Green, Castletown
Caution: This email is from an external sender. Please take care before opening any attachments or following any links.
Good morning Sheila
I hope you are well. I'm emailing on behalf of the new owners of the above property for highways advice. The property is currently two dwellings. It was originally a single dwelling but when the original owner died it was passed to the two daughters who split the house into two dwellings. The new owners wish to return it to a single dwelling.
The house and garage is situated at the junction of College Green and Douglas Street, Castletown. Current there is a barn that acts as two garages at the junction - see the floor plan and photograph which shows the barn and door openings onto the highway. At present any cars using the garages have to manoeuvre in the highway. The new owners want to build a new triple garage within the curtilage of the house and then convert the existing barn/garages into family accommodation - see the proposed floor plan SK-01 rev B - so there will no longer be garages at that location.
The existing access to the house is off Douglas Street. I've sketched out the existing access arrangement on the attached sketch. The access has two large decorative stone piers, with an access width of only 2.6m giving a very restricted visibility of approx. 9.8m to the west and 11m to the east. The new owners would like to widen the existing access and have gates. I've sketched out how this might be achieved and improve the visibility splays up to approx. 29m in both directions. I appreciate this is a compromise but given that this is an overall improvement of road safety with getting rid of the existing barn/garages, and having a new wider access where a vehicle can wait off the road when entering/leaving the property, and with improved sightlines. The cars can also leave the property in a forward gear.
Would this be acceptable to you? If you could advise on this I'd be grateful. I'll await your reply
Kind Regards
Niall
Niall McGarrigle RIBA Director For and on behalf of McGarrigle Architects Ltd
McGarrigle Architects Ltd 19 Mount Havelock Douglas IM1 2QG 01624 628141 www.mcgarrigle-architects.com
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