**Document:** Architect's Design Statement Ballure Road **Application:** 03/01979/B — Erection of a block of seventeen flats with associated parking to replace former **Decision:** Refused **Decision Date:** 2004-05-14 **Parish:** Lezayre **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/74736-lezayre-squash-courts-walpole-road-apartment-replacement/documents/1574270 --- # Architect's Design Statement Ballure Road Architect's Design Statement Ballure Road Development for Ramsey Town Commissioners 4.00 Consultations ## 4.00 Consultations: #### 4.01 Planning Department Prior to any design work being undertaken, McGarrigle + Jackson met with the Isle of Man Government Planning Officer for Ramsey and the Conservation Officer to set out the parameters within which the architectural solution should be developed. 4.01.1 The agreed parameters are set out in Section 3 of this statement. 4.01.2 During each stage of the design process McGarrigle + Jackson reviewed development ideas and potential solutions. The Planning Officer assisted regularly in the review of a working model of an early scheme, proposed plans and as elevations were developed. 4.01.3 The Planning Department's role and the criteria which they used in the assessment of the scheme was also reviewed in conjunction with the Government Minister responsible for those aspects of the Department of Local Government and the Environment's involvement, and the process and design solution were found to be acceptable. #### 4.02 Department of Transport (Highways) 4.02.1 McGarrigle + Jackson held early discussions with the Department of Transport to review issues associated with site access and parking standards. 4.02.2 It was agreed early in the design process that due to the importance of the Ballure Road frontage and the extent of traffic on Ballure Road, all vehicular site access should be from Walpole Drive. 4.02.3 Due to the nature of the site and the parameters set by the Planning Department, it was agreed that, on the basis that a survey of tenants on the Lezayre Estate had indicated that there is an average car ownership of one car per household and these same tenants would be relocated into the new development, it would be acceptable to design the proposed scheme on this car ownership ratio. #### 4.03 Ramsey Town Commissioners 4.03.1 Consultation with Ramsey Town Commissioners on the proposed development has taken place in two forums: (a) The proposals have been reviewed and discussed with the Clerk/Chief Executive, the Chief Technical Officer and the Housing Liaison Officer through a process of regular Client Project Design Teams. (b) The proposals have also been formally presented and reviewed with the Board of Ramsey Town Commissioners on several occasions. 4.03.2 In addition to these forums, local tenants and residents were invited to review the proposals and comment in writing on questionnaires at an exhibition of proposals for Ballure Road, and the larger Estate Redevelopment which will be the subject of a separate Planning Application. 4.03.3 As a result of comments received from these forums, McGarrigle + Jackson have carried out a number of changes to the design proposals to obtain greater consensus and endorsement from Ramsey residents generally. These changes are incorporated in the scheme submitted for Planning Approval. 4.03.4 McGarrigle + Jackson have also sought to address concerns raised by residents with their local political member. A meeting was convened and the issues renewed and discussed. As a result of the discussions it was acknowledged that none of the 'residents concerns' were significant enough to require a re-presentation of the design proposals. 4.04 **Isle of Man Fire and Rescue Service/Building Control** 4.04.1 The development proposals have been discussed in detail with the Isle of Man Fire and Rescue Service and the local Building Inspector. 4.04.2 The discussions clarified the acceptability of single staircase fire escape within the proposals, but imposed a requirement for the incorporation of domestic sprinklers to all flats. 4.05 **Public Utilities** 4.05.1 Discussions have taken place with all utility providers to establish the availability of all relevant services. 4.06 **Department of Transport (Drainage)** 4.06.1 Discussions have taken place with the Department of Transport Drainage Department regarding the provision of foul and surface water drainage and confirmation received that this is available. 4.06.2 Through direct intervention with the Department of Transport during the relaying of Ballure Road adjacent to the site, new foul and surface water connections have been brought to the edge of the site to avoid future disturbance to the road. Architect's Design Statement Ballure Road Development for Ramsey Town Commissioners ## 5.00 Conclusions: 5.01 It is our view that the design proposals incorporated within the Planning Application provide an appropriate response to the Brief set by Ramsey Town Commissioners, the design parameters set by the Isle of Man Government Planning Department and the financial limitations established. 5.02 The scheme's aesthetics do not try to replicate either of the Victorian styles of construction present on Ballure Road and Walpole Drive, but external elevations do 'echo' the rhythm of vertical elements on the adjacent frontages and the proportion of windows. 5.02.1 Additionally, the scheme picks up the cornice line to the properties on Ballure Road and 'echoes' the variation of materials to the top storey as exists at Ascog Hall nearby. 5.03 The choice of painted render indicates the commitment of the client to a scheme which fits in with the local 'character' of painted facades to Ballure Road, which range from small Manx cottages to the large Victorian terraces adjacent to the site. 5.04 The design proposals are likely to have a catalytic influence for regeneration in the area. Although fundamentally attractive, the adjacent Victorian Villas on Ballure Road are not in particularly good decorative order and two are currently for sale. 5.04.1 It is likely that this situation will be reversed by the construction of the new development. 5.05 McGarrigle + Jackson are also seeking to initiate with the Department of Transport environmental improvement works to Walpole Drive to create defined parking bays, upgrade surfacing materials and introduce trees and new street furniture. 5.05.1 It is our view that if implemented this additional work, in the context of a new development, will greatly improve the urban fabric of the area and encourage other parties to initiate improvements. Architect's Design Statement Ballure Road Development for Ramsey Town Commissioners Appendix 1: Site Location Plan --- *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/74736-lezayre-squash-courts-walpole-road-apartment-replacement/documents/1574270*