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Statement to accompany planning application – April 2024 Rev A – BRW – 6th June 2024. Proposed Mill Road Access Removed; additional information indicated in red. Front Elevation Abbey Mill Lodge.
Contents.
The application is for detailed planning approval for a replacement dwelling and associated outbuildings, workshop, summerhouse, and greenhouse.
The application site which sits in the Silverdale Conservation Area is part residential / part equine and has an approximate area of 1.4 acres with frontage along Bridge Road, Mill Road, and the Silver Burn River.
The site has an existing vehicular access from Bridge Road.
Access from Bridge Road.
Existing access onto Bridge Road not to be altered and presently provides a minimum of a 25m visibility splay in both directions, set back 2.4m from the carriage highway.
Dormer bungalow, constructed, we believe in the 1950’s. Combination of pitch and flat roofs utilising concrete tiles and glass fibre finish respectively. External leaf cavity brick wall. Single skin brick walls internally. Suspended timber floors.
External ground floor area of 171 sqm. External first floor area of 80 sqm.
The dormer bungalow is in a very poor state of repair and is unhabitable.
Stable block.
The stable block is of timber panelled construction and is to be demolished.
99/02049/B – Erection of a stable block – approved February 2000. Stable block erected.
08/02102/B – Erection of replacement porch – approved November 2008. Porch erected.
The site has had a topographical survey – Drawing 23/11/03 Rev A. Arboricultural Impact Assessment has been carried out by “Manx Roots Tree Management”. Flood Risk Management has been considered and where appropriate mitigation considered. Bat survey report has been commissioned and carried out by the “Manx Bat Group”.
Draft copy of the application was forwarded to the planning department for a pre-application advice. Response received from planning officer Paul Visigah 5th April 2024.
It’s the applicant desire to construct an affordable modern energy efficient home that will consider surrounding structures, landforms, land cover, indigenous vegetation, and wildlife.
Abbey Mill Lodge. Roof - Pitched gable – concrete tiles. Dormer flat – glass fibre. Extensions flat – glass fibre. Walls - Painted render.
Stone Chimney.
Apertures - Upvc – White.
Rainwater Goods - Upvc – Black.
Roof - Gable pitched – natural slate. Walls - Painted render. Stone to boundary. Apertures - Upvc – White.
Roof - Gable pitched – natural slate.
Contrasting ridge tiles.
Walls - Stone.
Render.
Apertures – Render infill.
Roof - Gable pitched – natural slate. Walls - Painted render. Stone to boundary. Apertures - Timber – Painted Rainwater Goods - Upvc – Painted.
Roof - Gable pitched – natural slate. Walls - Render. Stone. Stone to boundary. Apertures - Upvc – Brown.
Stained Glass.
Roof - Gable pitched – clay / concrete tile. Walls - Painted render. Painted brick. Stone to boundary. Apertures - Upvc – White.
Roof - Hipped – natural slate. Walls - Brick. Stone. Stone to boundary. Apertures - Upvc – White.
Roof - Hipped – natural slate. Walls - Rendered. Apertures - Timber – White. Rainwater Goods - Upvc – Black.
Abbey House.
Roof - Hipped – natural slate. Walls - Rendered. Apertures - Timber – Brown.
Surrounding buildings Generally, of a rectangular form with either a gable or hipped roof; majority finished in a natural slate. Walls are stone or rendered. Apertures are rectangular with the majority having upvc windows.
Proposal
The character of the proposal has been developed using the above as the design criteria to help the design process and, evaluate the final aesthetics of the proposal.
The living space and large part of the roof area to the proposed dwelling have been designed to face south to maximise the advantageous merits of the sun.
Dwelling is to be highly insulated and will be well above current building regulation requirements, using SIPs structurally insulated panels, which in turn will reduce the carbon emissions released into the environment and reduce the occupant’s energy bills.
Roof – insulated proprietary truss roof / Floor – insulated concrete floor slab.
Size if building
The size of the building has been dictated by family requirements to accommodate younger family members living at home longer until they can step onto the housing ladder and elderly family members who may need support in the later part of life in a family environment.
Site
The proposed dwelling has been positioned to minimise affects on tree root systems and the felling of trees.
No change to either access.
Pathways and driveways to finished in a permeable gravel utilising a cellular confinement system providing natural drainage and a reliable tree root protection system where required.
Patio to finished in contrasting permeable pavers.
Storm water to be directed to new soak aways – percolation tests carried out.
Foul water to be directed to a non-electric sewage treatment unit and to discharge the cleaned wastewater to a soak away or a license to be obtained from DEFA to discharge to the Silver Burn River.
That’ll Do.
Impact would be minimal if any – no mitigation.
Chapel.
Impact would be minimal if any – no mitigation.
Anns Cottage.
The first-floor terrace to the south facing elevation of the proposal has the potential to overlook the garden area of Anns Cottage. Mitigation proposal is to have 1.8m high privacy screen to that side of the terrace – noted on site plan & proposed dwelling drawings.
Abbey Church Buildings.
The proposal will be clearly seen from the Church Buildings but as the buildings are not residential, we feel the impact would be minimal. Mitigation proposal which has been agreed with the church warden is to erect a 1.8m high lollipop fence along the boundary wall of both sites – noted on site plan.
Mill Cottages.
The proposal will be clearly seen from the rear gardens Mill Cottages. Mitigation proposal would be to plant a low hedgerow and to be allowed to grow to a maximum height of 1.8m depending on the occupants of Mill Cottages preference.
Rushen Abbey Hotel.
Impact would be minimal if any – no mitigation.
Abbey House.
Impact would be minimal if any – no mitigation.
It is proposed that the new dwelling will be fitted with underfloor heating throughout its entire footprint; hot water will be produced by means of either an air source heat pump or zero emission boiler both of which run on electricity.
Mechanical ventilation with heat recovery system to use to reduce the heating and cooling demands of the building. Solar panel system to harness the sun’s energy to generate useable electricity. Home charging point for an electric car.
Greenhouse
Summer House
Workshop
Refer to Planning Application Documents:
The site is an area of risk on the "interactive flood hub" map, it is at risk from "surface water" flooding. the actual building is zoned as "high likelihood".
The applicant would deem it sensible to incorporate mitigating measures as follows:
Flood barriers to be fitted to the doors such as nautilus 400 by floodstop-uk. (www.floodstop-uk.co.uk)
Impact Assessment.
There will be minimal impact on bats arising from the proposed works and mitigation is not necessary.
Recommendations to be followed:
Before the stable is to be removed the “Manx Bat Group” will be contacted to determine if it is necessary to implement an emergence survey to determine weather the stable is used by bats.
Any tree to be felled or have limbs removed will be inspected by an Arboriculturist qualified to survey trees for potential bat roost features.
One bat box to be fitted at high level to the tree line on both the northeast and southwest sides of the site. Advice will be sort from the “Manx Bat Group” at the appropriate time.
Two integrated nesting bricks suitable for swifts to be installed at high level on the north facing elevation – refer to drawing - 23/11/04 Rev A.
Two open front nest boxes suitable for species such as blackbirds, robins and wrens to be installed on the north elevation of two trees in the line of trees to the west of the site. Open fronted nest boxes to be erected before removal of trees – refer to drawing 23/11/03 Rev A.
External lighting scheme to be developed considering the following recommended measures and submitted to the planning department for approval.
The existing dwelling is in the applicant’s opinion of poor architectural form which can be clearly seen in the photographs contained in the planning statement and simply is a negative to the conservation area.
The applicant believes that whilst the proposal is larger than the existing property and positioned to the centre of the site, the proposal is an innovative, modern design of high quality both in terms of terms of design and materials harmonising with surrounding buildings in the vicinity and can only compliment the surroundings in the conservation area.
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