**Document:** Design Report PA 18/00504/B **Application:** 18/00504/B — Erection of two dwellings together with shared access drive directly off Douglas Road **Decision:** Permitted **Decision Date:** 2019-12-30 **Parish:** Michael **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/29875-michael-cass-lhergy-douglas-road-dwelling/documents/1331996 --- # Design Report PA 18/00504/B Planning and Building Control Directorate Department of Environment, Food and Agriculture, Murray House, Mount Havelock, Douglas, IM1 2SF 16 th July 2019 Dear Sir/Madam, ## PA 18/00504/B - Proposed new dwellings on land adjacent to Cass A Lhergy Further to queries raised on-line as part of the consultation process and subsequent email correspondence to resolve those queries we enclose herewith 4 copies of our design report and updated/additional information as follows: Architectural Drawings - 18002-03B PL Site Plan and Sections - 18002-04A PL Plans and Elevations Plot1 - 18002-05A PL Plans and Elevations Plot2 - 18002-06A Visibility splays ### Other Information 2. Cass A Lhergy Arb Impact Assessment 11719 3. Cass A Lhergy Tree Protection Plan 11719 4. Cass A Lhergy Planting Plan 11719 We trust this resolves outstanding matters, however should you have any further queries please let us know. Many regards, Val Lloyd Architecture in Mann ## Design Report associated with updates to PA 18/00504/B - Cass A Lhergy The principle of two new houses forming part of the established residential road frontage reflects agreements reached under the previous approved outline planning proposal PA 15/00815/A. The principle of the shared access drive being directly off the highway was agreed under PA 16/01401/B At the request of the Planning Officer during discussion that have taken place to resolve queries raised as part of the consultation process, the proposals in the current application which date back to April 2018 have been reviewed against the departments new Residential Design Guidance dated March 2019 which we can confirm it fully meets as follows: 2.1 - Design Statement - as previously stated the principles of the development were resolved during previous applications. PA 15/00815/A and 16/01401/B refer. 2.2 - Local Distinctiveness -ethos of the design agreed in principle under 15/00815/A and whilst there is no overriding design style in the area the house types are considered to be in keeping with the context of the area. 2.7 - Efficient use of land - the plot sizes meets the requirements for low density housing 5.1 - Chimney stack and flues- whilst we believe the roofline to be interesting enough in its own right we would have no objection to a planning condition being applied that required a chimney stack to be provided should that be considered desirable by the planning department. 5.2 - Windows and doors - there is no prominent design style to the area, however the house type and the positioning of the houses are considered to be in keeping with the context of the area. The mixture of windows sizes coupled with primary living spaces being at the upper level to take advantage of the distant view creates an interesting façade that reflects 20th century living in a manner that is in keeping with the area. 5.3 - Finishing and detailing -the overall ethos is contemporary high quality design with scale, form and materials in keeping with the area. 6.1 - Boundary treatments - with manx banks retained along the highway and ranch style fencing incorporated where the sites abound fields, the proposals are fully in keeping with their locality. 6.2 - Trees - an Arboricultural Impact Assessment complete with tree protection plan and planting plan has been developed by Consultant Arborist, Ben Brooker - documents attached. 7.1 - Good neighbourliness - the proposals fully respect the neighbouring properties including the applicant own property of Cass A Lhergy, their associated fields, and indeed each other. 7.3 - Loss of light/overshadowing - due to their positions on the site, their south east facing aspect, and the distances involved there will be no overshadowing of habitable rooms or gardens of adjacent properties including Cass A Lhergy and each other. 7.4 - Overbearing impact upon outlook - due to the in -line nature of the development, the primary living spaces in Cass A Lhergy having the same south west aspect, and the primary areas of usable garden being on the south west of Cass A Lhergy, there are no dominant or adverse impact issues associated with the proposals. 7.5 - Overlooking resulting in loss of privacy - The only property within 20 m of the proposed dwellings is Cass A Lhergy where with the exception of a first floor bedroom all other windows to primary living spaces face other directions. Whilst at we do not consider the distance between the balcony on Plot 1 and one bedroom window in Cass A Lhergy being less than the recommended 20 m to be a real issue, a 1500 m opaque screen has been added to that side of the balcony to negate any negative comments. ## Response to comments made by Arboricultural Officer under Consultation No 2 In accordance with their request, the Consultant Arborist has updated his report to take account of our updated proposals. Based on this design, an Arboricultural Impact Assessment has identified the requirement to remove 1 no category B tree and 2 no category C trees to facilitate the development. Construction activity will occur within the partially unprotected root protection areas (RPAs) of 2no category B trees. A recommendation, irrespective of the development, to remove 1 no category U tree is made on the grounds of good management. An Arboricultural Method Statement and Tree Protection Plan provide details on the specification and position of the required tree protection measures for this site. The applicant accepts that these protection measures will most likely form all or part of a planning condition for this development. A 'Tree Monitoring Schedule' has been provided to help guide any monitoring process. If there is any deviation from the Arboricultural Method Statement and/or Tree Protection Plan, the project arborist will be informed immediately. The recommendation of mitigating the tree loss required to facilitate this development through the planting of 3no Norway Maples in accordance with the planting plan prepared by the consultant Arborist is acceptable with our drawings updated to reflect his recommendations. ### Response to comments made by Highways under Consultation No 3 Email correspondence has taken place and our drawings have been updated to address concerns raised as follows: Paragraph 4 - as it's a shared drive with both properties gated individually there will never be a need for gates to be added to the shared drive too. Accordingly the applicant is happy to accept a planning condition preventing gates being introduced on the shared access at any point in the future. Paragraph 5 - The proposals have been updated to clarify requirements in accordance with the third option as agreed via your email response of 17/01/19 Paragraph 6 - The site accesses road has been deigned on the basis of a maximum 1:12 gradient with a drainage channel incorporated at the road side pillars. Paragraph 8 - As stated above the topographical survey has been extended to pick up the hedge line along the site frontage, and the levels and road line for 90 m in both directions and a 1:500 drawing generated showing visibility splays in both directions. As you will see, the base of the manx bank overspills the footpath which has created a pinch point on the footpath of less than 800 mm wide. Whilst it has been like this for many many years, In undertaking the new entrance works the applicant would be happy to arrange for the base of the bank to be eased back (as hatched in red) to create straighter lines and hence a much safer footpath should that be considered desirable by Highways and/or the Planning Department. ## Summary and conclusion The proposals when assessed against current planning design guidance are found to be fully acceptable; the recommendations for the consultant arborist can be readily implemented through planning conditions where required, and whilst the updates respond to the various concerns raised by highways appropriately worded conditions can also be applied should any concerns remain. --- *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/29875-michael-cass-lhergy-douglas-road-dwelling/documents/1331996*