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Design Statement for a Proposed Change of Use Alpine Mews Strathallan Lane Onchan Isle of Man IM3 1NJ
1.1 The gross site is 0.005 hectares in area and it is Rectangular 1.2 The address is Alpine Mews, Strathallen Lane, Oncahn IM3 1NJ. 1.3 The proposal is a change of use from commercial to residential. 1.4 This is a full planning application. 1.5 The proposal will make only minor changes to the front elevation by changing the ground floor entrance and sidelight into a front door and garage door and replacing the first floor full height window with a pair of french doors. 1.6 The proposal will improve the irregular pavement levels along the front of the property with the approval of the highways authority.
2.1 The site has a sloping pedestrian access and this will be improve.
3.1 The existing site was part of 110 Summer Hill Road and it was probably originally developed as a stable with accommodation above. 3.2 The existing layout of the building has a passageway leading to the front property but this is only a right of passage for 110 Summer Hill Road. Above at first floor the building covers this passageway. The building existing services entries are located in the passageway 3.2 The northeastern boundary is the rear of 110 Summer Hill Road and there are no features or windows along this elevation. This area is a small urban courtyard for the front dwelling. 3.3 The southwestern elevation is split with the ground floor in painted rendered and the first floor in local natural stonework. The roof overhangs the existing facade by an unequal distance compare to the other three elevations. There is a full height window at in the gable end and it is assumed this was previously a hayloft door. Further west is Strathallan Lane and to the opposite of the road is Strathallen Hall Cottage and a recent high density development of small units further north on the corner of Strathallan Lane and Ridgeway Road. 3.4 The southeastern boundary is parking for 112 Summer Hill Road. There are no features to the existing side elevation other then rooflights. These are all located above first floor eye level in the roof and these will be retained. At 114 Summer Hill
Road which is downhill from Alpine Mews there is a similar first floor accommodation permitted as ancillary accommodation. It is however a smaller area then Alpine Mews and unlike Alpine Mews it does not extend over the full width of the plot. 3.4 The northeastern boundary has a single storey lean-to garage abutting the common wall. This is built in brickwork and the reminder of the rear is an access way to the rear of 108A Summer Hill Road. 3.5 The building is located within walking distance of the promenade and station and all local shops. There are adequate public local amenity spaces within walking distance. This location is existing; it is disuse; and it is sustainable.
4.1 The existing building structure is local Manx stone with a dual pitch roof. The gable faces the lane as it is assumed the building was used as a stable/carriage house with accommodation above. The stonework is exposed with the exception of the southwest elevation at ground level and northwest elevation where there is a brick single storey garage. It is assumed it was constructed near or concurrent with it previous associated dwelling. 4.2 There are some existing holes in the front and rear gable end and these will be made good and blocked with matching local stone. 4.3 The existing openings are all to the front with the exception of the side passageway leading to the rear of 110 Summer Hill Road. The ground floor currently is arranged with a glazed office door and a fully glazed sidelight providing light to the stairway area. There is clear evidence of the size of the previous stable/carriage opening with the painted timber lintel/covering at first floor level. Aside from the hole which will be made good and removed there is only a 1st flr fully glazed screen along the southwest front elevation. It is assumed this was for access to a hay loft. 4.4 The roof has a prominent feature of ventilation shaft which if structural sound will be retained and re-used as part of a passive ventilation system. the roof is covered with natural slate and it has four number skylight located opposite each other on both slopes. The building has a good level of light on the first floor as the skylights are facing generally east and west. Along the front southwest elevation there is a deeper overhang to the roof which is assume why ti has been named Alpine Mews. The three other elevations off overhangs are close to the wall and only allow for a modest overhang required for guttering and verge protection. The structure of the roof is timber "A" frames( principle trusses) which will be exposed and above the frame there is a standard arrangement of purlins and small rafters which is expected in this age of building.
5.1 The proposal is for a full application for change of used. 5.2 The proposal is renovate at first floor level adding a shower room and a bedroom and improving the access to the ground floor. 5.3 The ground floor will be split to provide a utility room and ground floor toilet and a single garage.
6.1 Improvements for access to the proposed garage will be required and it is assumed there is no issue with this from the previous withdrawn application. The improvements will all be done to the recommendation and approval of the local highways authority. 6.2 The proposal will provide a single garage for parking which is adequate for the size of unit and its location.
7.1 The property has a long complex planning history. 7.2 The councils previous report dated 29th June 2015 for a withdrawn application 15/00388/B provides a clear and concise assessment of why a proposed change of use to residential should be permitted. This assessment is from the councils site visit and also the change in the councils policy since the previous applications.
8.1 The clients brief was to provide him with a smaller accommodation then his current local residence. The client requires a single garage and a one bedroom accommodation. 8.2 Follow the advice and guidance from the Authority's Planning Officers report the design has been set to provide both a garage and downstairs utility/drying room at the Ground Floor level and the main living accommodation at 1st floor level. 8.3 It was decided to replace the existing stairway to ensure there was adequate space between the bottom of the stairway and the front door. A winder stairway also
provides adequate headroom for a doorway into the utility area from within the flat without access through the garage. 8.5 The garage is a single garage. It will be fitted with an up and over door fitted with frosted glazing to provide light to the garage. 8.7 The First floor has been arranged along its current layout with a shower room along the southeast wall and a sleeping area to the rear. This is the area set above the passageway below and with the width of the ground floor wall provides both an adequate width for a shower room and cupboard for the bedroom. The kitchen has been place at the furtherest from the stairway. Additionally the fully high window is to be replaced with a set of double glazed french doors with a juliet balcony. 8.8 The existing roof if required will be re-roofed in natural slates and the roof lights replaced if required with new roof lights to meet current regulations. 8.10 All of the other doors will be painted timber and where glazed in double glazing.
9.1 The proposal will provide a one bedroom flat in a disused building in a sustainable location and within the scope of the Authority's policies.
10.1 The proposal will reuse an existing building for a local resident who resides on the island.
11.1 The proposal is existing.
| SG PEGLAU COLLEGE FARM 8 COLLEGE HILL PENRYN TR10 8LG 07717 222 527 [email protected] |
| Justin Paull 106 Viking Court St. Paul's Square Ramsey LM8 1LE |
| Job Title Proposed Change of Use Alpine Mews Strathallan Lane Onchan Isle of Man IM3 1NJ |
| Drawing Name Existing Initial Design Sheet Index |
| Drawing Status Planning |
| Drawn by SG Peglau Date 30/12/15 |
| Checked by SG Peglau Date 30/12/15 |
| Drawing Scale 1:0.21 @ A3 |
| Layout ID Status Revision 291A3EX.07 PL |
20 Initial Design Sheet Index {{table:414413}}
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