**Document:** Architects Planning Design Statement **Application:** 13/90967/B — Demolition of existing property and erection of two semi detached dwellings with associated parking **Decision:** Permitted **Decision Date:** 2013-10-01 **Parish:** Rushen **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/4792-rushen-braeside-demolition-dwelling/documents/1293442 --- # Architects Planning Design Statement Demolition of Existing Poor Quality Dwelling, and the Construction of 2 No. Energy Efficient Semi Detached Family Dwellings at Braeside, Loch Road Port St Mary, Isle of Man. For Braeside Developments Limited RECEIVED ON 14 AUG 2013 DEPARTMENT OF INFRASTRUCTURE July 2013 GCA Limited Architects & Development Consultants ## Contents 1.0 Introduction 2.0 Planning Policy Statement 3.0 Relevant Planning History 4.0 Architects Design Statement 5.0 Appendix A – Existing Photographs 1.0 Introduction ### General Site Characteristics 1.1 The application site covers approximately 248m2 and is bounded by red line on the application drawings, representing the residential cartilage of the property known as Braeside, Loch Road, Port St Mary. 1.2 The site as a whole is situated within an established dense group of residential properties bounded by Loch Road, The Quay, Lime Street & Athol Street. 1.3 A topographical of the site is such that the site falls west to east down Loch Road towards Lime Street, the cross fall down Loch Road is approximately 1.8 metres across the site. 1.4 Vehicular access at present is to the existing single garage off Loch Road. 1.5 The existing property is a mix of traditional stone with the front and rear elevations in dark none painted rendered. Also there is a more modern but dilapidated flat roof spar rendered extension to the rear which runs to the boundary of the quayside properties. The existing main house is slate roofed with high & wide chimney stacks to the gables. It is intended that all slate and traditional stone is to be retained for reuse in the new property to minimise waste, increase sustainability and ensure the new properties are finished in the traditional stone / slate for the area. This will also ensure that the finished property will be in keeping with the large stone warehousing unit opposite presently proposed for redevelopment. 1.6 The foul / storm water drainage system at present is on the mains sewer and will remain. 1.7 The property presently comprises as stated above, a 3 storey traditional house to the roadside, with a poor 1970’s flat roof extension to the rear and a cat slide single garage to the roadside elevation. The property as a whole has been very poorly maintained and allowed to deteriorate resulting in structural cracks, de-bonding render and severe internal problems. Photographs of the existing are enclosed as Appendix A. ### 2.0 Planning Policy 2.1 This site is within the area of existing residential and mixed use on the IOM Planning Scheme Development Plan Order 1982. The site is an established area of existing residential properties comprising traditional 2 / 3 storey houses and quayside cottages, warehousing, license premises, etc. 2.2 The Department is in the process of finalising the Southern Area Plan in which the site area falls under mixed use, however this has not yet been finalised and adopted for use. 2.3 The application seeks construction of 2 No. traditional appearance semi detached energy efficient dwellings and parking spaces accessed off Loch Road. The dwellings would be 3No. storey, but with the 3rd storey half level being predominantly within the roof structure, with dormers to frontage and high roof windows to the rear. ### 3.0 Relevant Planning History: 3.1 03/0084/B 3 mews dwellings Refused 3.2 03/01159 6 No. Apartments with GF parking refused 3.3 04/1676/B 2 No. Mews dwellings refused 3.4 PA 11/ 1206 2 No. mews dwellings - withdrawn ### 4.0 Architects Design Statement; 4.1 Pre- consultations; During the design process, the applicants Architect has carried out consultations with : Mr C. Balmer – DOI Senior Planning Officer Ms. S. Corlett- DOI Senior Planning Officer DOI Highways Statutory Service Providers These discussions points during the process have been incorporated into the drawings and forms the basis of the new application. ### 4.2 Design Approach; The proposals take the form of a traditional style 2 No. new semi detached dwellings maximising the use of the natural site levels. The proposal therefore uses an efficient design to set down the site with the natural levels of Loch Road, as is present in the surrounding properties. The property is designed to utilise existing and matching natural stone to both enhance its urban position and match in with the existing stone work and render of neighbouring properties. The existing property roofs are a mix of the original slate and poor quality flat roof, where as the new property will be entirely in natural slate in keeping with its setting position in Port St Mary Quayside. The property design maximises the use of external glazing without overlooking, to both passively heat and enhance the internal natural lighting. The glazing is to be traditional style glazed high efficiency system, The external walls and landscaping being completed in a mix of natural stone and rough cast render, which while enhancing the natural character of its setting also enable reflected light to be utilised to the rear external courtyards, garden and sunspaces. The rear courtyard will be carried out in light-coloured gravel & paving to maximise the reflection of natural light to the proposed properties and surrounding neighbouring properties. At present there is poor reflective day lighting due to the dark surface materials and overgrown areas of the existing properties and site boundaries. Balconies are modern glazed, again to lighten the effect and reduce the impact of more solid cast iron railings on the overall design. ### 4.3 Environmental Strategy and Policies to be utilised: In addition to : - Integration of super insulation to roof, wall & floor construction - Relatively high levels of thermal mass of the structures - Design orientation to maximise passive solar gain through the dwellings and integration of methods to prevent summertime overheating. - Control of air tightness through appropriate detailing / construction - The proposed dwellings will incorporate a variety of environmentally friendly technologies to maximise efficiency in use and reduce the carbon footprint. 4.4 Conclusion: The 2 No. semi detached dwellings are only 46% (213m2 extg/ 310m2 proposed) greater than the existing property in area. The proposal is one that in our opinion with the use of traditional reclaimed materials and features including the redbrick detailing, will enhance the existing site, create better reflected natural lighting to the rear areas and surrounding properties, as well as providing much needed energy efficient family dwellings, with its environmental solutions in the construction and use. The proposal is not as high as the existing large 3 storey house and steps down the site with the existing falls. Its positioning and carefully considered design will enhance the setting and street scene, while adding to property values of the surrounding residential area. The concerns of overlooking to rear properties have been considered carefully and addressed as part of the design development by the creation of very much inward looking properties with natural lighting from above. The actual windows looking out on to the rear space now only being at ground floor level within the sheltered and screened courtyard spaces. Whereas the original property has 7 No. glazed openings looking onto the rear areas, some of which are large openings to bedroom spaces. We feel the proposed design is a good one and will enhance the site and its surroundings. It has taken onboard the previous concerns and points of objection and presents a pleasing sensitive proposal for the site as a whole within its context. 5.0 Appendix A: --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/4792-rushen-braeside-demolition-dwelling/documents/1293442*