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Mr. Kris Killip and Miss Emma O'Shiel Proposed Conversion and Extension of Redundant Barn To Form Family Dwelling, Kione Droghad, Orrisdale Supplementary information to accompany Planning Application Ellis Brown Architects
The proposals for the extension to the barn have been amended post discussions with the planning and arboriculture officer, the project is for the conversion and extension of a redundant barn to form a family dwelling.
The policy that this application requires to acknowledge is policy 11, which it is considered that this largely meets. The only part of this policy that could be debated is the second element of part d, which states that any alteration to be a "modest subordinate extension which does not adversely affect the character or interest of the building" It is the modest / subordinate part of this that we focus upon as the extension is designed to not adversely affect the character and interest of the existing.
The revised plan has reduced the footprint of the proposed extension by 1.0 m to respect this. The plan of the proposed extension is less than that of the existing building and is linked with a glazed element.
The glazed element is designed so as to form a step in the building, accentuating the break between the existing and the new. The proposal is set at a level that makes it nestle into the collection of existing buildings well and doesn't present itself as a "landmark"
The proposed building is further away from the road than the existing, therefore largely screened by the existing stone structure, which appears more dominant from the entrance area.
This is the only location where the building will be visible to the passer by, as the existing hedge line to the road is high, with further thickening of the existing hedge proposed to act as screening.
The proposals' size and scale is not out of keeping with those in the immediate surroundings. The property directly adjacent has "evolved" over its' life with the application 91/04152/B being a significant extension.
When viewed from the entrance area the expansion of the property can be easily seen (above). The view from the highway just north of the entrance shows that the building can readily be seen from the road, which is in contrast to the proposal of this application.
On the same side of the road is another property known as Ballamenagh House, has no planning history other than that relating to a septic tank. However it is clear to see that the form of the property is not that of a traditional countryside property, and its position set right on the road, is a poor example of houses in the countryside.
Directly opposite to the application is an existing property of poor form, which has an approval for its removal and replacement. The planning application (ref 12/00703/B) which approves this replacement dwelling is of a significantly increased size to that which it replaces. This is not in itself an issue, but demonstrates that the area is suitable for substantial dwellings in this rural environment.
Ellis Brown Architects
All of the above examples are dwellings on or very close to the road in full public view, whereas the proposal for Kiondroghad Barn is set back and largely obscured from public view. The proposal is well suited to its locality and will form a quality family home in the countryside.
The proposed extension respects the existing and whist sizable, sits well within the site and is screened from the highway.
A further aspect of the policy 11 relate to the "re-establishment of the original appearance of the building" and "use the same materials as the existing building"
The works proposed to the existing element of the building do just that. The proposals includes small sized openings as would have been in the existing, the roof-lights are of a small size and located so as to allow the upper level to be used.
The design of the extension doesn't use matching materials purposely. As well as being at the advice of the officer at the initial pre planning enquiry, these choices allow the extent of the existing to be readily identified. The juxtaposition of new and existing creates a dialogue which marks the here and now in terms of design and materials, whilst respecting the history of the property. Historically barns were constructed and clad in timber with metal roofs, and this interpretation using modern materials, subtly make reference to this and other agricultural buildings. These materials allow further technologically advanced design elements to be incorporated, the proposal intending to be constructed to high thermal efficient performance.
It is felt a solution such as this is a very worthwhile example that helps to bring life back to a redundant building that otherwise may well be lost.
Other matters discussed with the planning officer were the extent of the residential curtilage, which the original proposal had a split line across the site. It was advised that this line may sit better if it were taken straight across the site, thus affording a more regular and usable garden area for the property. This has been amended and is identified on the updated site plan.
The arboriculture officer advised he was content with the removal of the 2 tree identified for removal on the plan. Concern was raised about the 2 trees that were shown to be retained as some work to the landscaping had begun. However after discussion is was considered that these trees were of low value (Elm) and it would be acceptable for replacements to be proposed, further away for the building, which would allow healthy new trees to become established. The suggested species being Oak/ Elm or Scotch Pine The inclusion of further screen planting was welcomed and it was discussed that this be located between the proposed extension and the road, assisting to screen the proposals, as identified on the updated site plan. Additionally the existing intermittent hedgerow to the west of the site between the small and large field is proposed to be re-instated with native hedgerow. Furthermore the client wishes to include a small wooded area at the far end of the site - in the southwest corner, for the provision of some natural shelter for the livestock.
Mr. Kris Killip and Miss Emma O'Shiel Proposed Conversion and Extension of Redundant Barn To Form Family Dwelling, Kione Droghad, Orrisdale Supplementary information to accompany Planning Application Ellis Brown Architects We would hope that the proposal is looked upon favourable and the explanation of design considerations given, assist the officer in the support of the application.
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