**Document:** Architect's Design Statement **Application:** 18/00445/B — Alterations and erection of a double garage to front elevation **Decision:** Permitted **Decision Date:** 2018-07-31 **Parish:** Rushen **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/11581-rushen-woodlands-ballagawne-road-alteration-garage/documents/1306752 --- # Architect's Design Statement ## Woodlands, Ballagawne Road, Colby ### Architect's Design Statement Proposal: Construction of a detached double garage The Site: Woodlands, Ballagawne Road, Colby IM9 4BB Applicant: Mr. K. Hartmann \& Mrs. J. Hartmann-Struik ### Contents 1.0 The Existing Site \& Building 2.0 Recent Planning History 3.0 The New Proposal 4.0 Highways Considerations 5.0 Planning Pre-application Advice 6.0 Summary Appendices Appendix I - Photographs ## 1.0 The Existing Site \& Building Woodlands is a three storey residential property set back from Ballagawne Road, with a large split-level front garden. It is a distinctive 1930's style property with a red brick façade and a rosemary tiled roof. A sloping driveway leads up to the house and parking area, with access at the side of the garage to a substantial rear garden. There is an open culvert running along the eastern boundary The property is set at a higher level than the main road and enjoys views out to the south over the tall boundary hedge. The neighbouring house, Majolica, is the other half of this pair of semi-detached properties and also enjoys clear views to the south. To the east of the application site is a large property, Cronk Beg, which is set forward of Woodlands. Vehicular access to the site is directly off Ballagawne Road. There is a tall hedge along the front boundary and a mature tree by the entrance gate post. The mature hedge continues along the boundary between the gardens of Woodlands \& Majolica. The tree and hedges are to be retained and protected during any construction work. #### 2.0 Recent Planning History PA: 05/00491/B - Planning permission was granted in 2005 for extending the existing single garage and erecting a new conservatory to the rear of Woodlands. The scheme was approved but the proposed works were never undertaken and the planning permission has now lapsed. #### 3.0 The New Proposal As of 1st May 2018 the property will be in the ownership of applicant, who over recent weeks has been reviewing the provision for on-site parking at the house. The new owner is aware of the previous planning application for extending the existing garage, but this would not meet their requirements and it was felt that the scheme limited the access to the rear garden. As well as the family vehicles, the applicants also own 2 classic cars that they need to provide additional parking for. Ideally they require an area away from the main house so that work and maintenance on the cars can be carried out without compromising the access to the existing garage or parking area. To this end J.D.Landscapes Limited are to carry out Phase 1 of the works, which involves the remodelling of the lower part of the front garden to provide a new parking area close to the site entrance. The site will be modified so that there will be level access to this parking area off the existing driveway. Phase 2 of the project, which is the subject of this planning application, is to be carried out later in the year and involves the construct a double garage at the rear of the new parking area. The applicant has spoken to the neighbours at Majolica to discuss options for the design of the proposed garage. The neighbours had concerns regarding any structure with a pitched roof as this may impact on their general view. However, they thought that an option for the garage to have a flat sedum roof, which would be below the level of the existing boundary hedge, would be more acceptable. The proposed double garage will be well detailed with shiplap timber cladding, finished with a dark stain. The sliding doors will be in matching timber. The sedum roof will be gently sloping to the rear of the garage to allow for drainage. Natural light into the rear of the building will be provided by two fixed roof lights. The sedum roof will extend on one side to provide a covered area for use as an external log store and a seating area. The garage will be built off a reinforced concrete slab to overcome the need for deep strip foundations. The garage will be set back from the driveway so that vehicles can drive onto the site and reverse into the garage and then be ready to exit in a forward facing position. There will be a 2 metre wide strip between the garage and the front boundary hedge, which will allow for a perimeter path and additional screen planting if required. The existing tree and hedge along the boundary will be unaffected by the proposal. Due to the split level nature of the garden, the proposed garage roof will be below the level of the existing boundary hedge. The garage will therefore not impact on the views out over farmland from either Woodlands or Majolica. The garage will also be well screened from view from the roadside. ## 4.0 Highways Considerations There are no alterations required to the existing vehicular access and the arrangement of the new garage allows for vehicles to access the garage and leave the site in a forward facing position. The existing single garage and parking area will be retained for general family use and visitor parking. #### 5.0 Pre-application Advice The Planning Officer was consulted regarding the location of the garage and two options for its design, namely a flat sedum roof or a pitched 'Rosemary' tiled roof to match the main house. There was some concern that the proposed garage is set forward of the main house, which may affect the character and open nature of the property in its setting. However, it was noted that there are neighbouring properties that are set closer to the roadside and as such there is no distinct building line. Reference was also made to Ballagawne Cottage which is two houses along and has a triple garage very close to the main road. This was thought to impact on the character of the roadside. However, it is a well detailed and constructed garage that we feel does not detract from the main house. Similarly we believe that the proposed garage at Woodlands will be well detailed and attractive in its own right. Being set back from the driveway and screened by the existing high boundary hedge and tree it will be mostly concealed and therefore will not interrupt views of the house up through the driveway from the roadside. The planning officer also considered that if an application were to be submitted then the sedum flat roofed garage would be the preferred option. ## 6.0 Summary - Phase 1 of the landscaping project will remodel the lower lawn to create a paved area for additional car parking. - Phase 2, and subject of this planning application, is the construction of a timber clad double garage. - The proposed detached garage will have minimal visual impact on the main house and leaves the existing single garage and parking area unaltered. - Due to the slope of the site the proposed garage will not obstruct the views out from Woodlands or the neighbouring property. - The existing vehicular access will be unaltered, and additional onsite parking will be provided. - Overall the scheme provides an attractive solution to the applicant's parking requirements with minimal impact on the property or the amenities of the neighbours. --- *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/11581-rushen-woodlands-ballagawne-road-alteration-garage/documents/1306752*