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FOR THE PROPOSED REPLACEMENT DWELLING AT:
"BELMONT"<br>LEWAIGUE ROAD<br>DREEMSKERRY<br>MAUGHOLD
07 FEB 2014 DEPARTMENT OF AFRASTRUCTURE
This statement relates to the proposed replacement dwelling at "Belmont", Lewaigue Road, Dreemskerry, Maughold, together with the extension of the residential curtilage to create an improved vehicular access.
The proposed site is located in the Parish of Maughold in an area known as "Dreemskerry" and is located off to the north-east of the B19 "Lewaigue Road", (also known as "Road of Scarffe's Ridge"). The site is a sloping site, afforded fantastic views over the parish of Maughold to the north and a southerly aspect to the roadside elevation. See Measured Survey drawings numbered 1306A/01 & 02.
The existing dwelling is located within an existing collection of residential properties located both to the north-east and south-west of Lewaigue Road.
The existing dwelling is a split level property which has the appearance of a two storey building from the north-west roadside elevation and three storey dwelling to the north-east elevation. An external stone built raised patio area is built to the front north-east elevation which takes advantage of the vast panoramic views over Maughold. See Survey Drawings numbered 12 0964/1 to 3 and Site Photographs numbered 1 to 4 at Appendix A, for further details.
The original dwelling, located in the central section, has been extended over the years resulting in the introduction of further flat roof additions added to the north-west of the dwelling and a duo-pitched extension to the south-west which has been tiled utilizing a concrete interlocking roof tile of differing colour and tile profile to that of the original dwelling. The appearance of the original dwelling has now been lost to its detriment with the additions of poorly designed extensions.
The overall floor area for the existing dwelling equates to 342 square metres.
The existing vehicular access into the site is provided by a steep and dangerous in and out drive way taken off the main Lewaigue Road. Both accesses have very limited visibility looking in both directions upon exiting the site, with the steepness of the driveway making clutch control very difficult.
Part of the proposal is to create an improved vehicular access with the existing north-west vehicular access to remain and provide direct access into the site when approaching from the Ramsey direction. The existing steep south-east access would be blocked up, utilizing
traditional stone wall to match the existing roadside boundary and the existing driveway extended into the adjoining field, (also owned by the applicant), to provide a safer and level vehicular access located further south-east, which would be utilised when exiting the site or entering the site from the Maughold Village direction. The removal of some small trees/bushes would be required where the existing driveway is linked with the proposed improved driveway and have been shown dotted on our Site Plan drawing number 12 0964/7.
Appendix B indicates site photographs taken of both the existing access to be blocked up and the location of the improved access, together with the existing visibility splays stood 2 metres back from the road edge.
Minimum visibility splays of 2m x 36m can readily be achieved at the improved vehicular access with little roadside hedgerow/etc being lowered to a maximum height of 1050mm, (See shaded area on drawing number 12 0964/7).
The extended section of the proposed driveway into the adjoining field would be fully landscaped with the introduction of hedging/planting to both sides to screen the proposed works.
A meeting was held on site with Andrea Hawley of the Highways Division of the Department of Infrastructure on the Thursday 16th January 2014 who fully supported the proposed vehicular access improvements.
"Belmont" is located within a collection of residential properties which vary in both size and design utilising a variety of external finishes and materials. Including walls finished in traditional stone work, painted render and facing brick work, roofs finished in traditional slate and more modern concrete interlocking roof tiles, varies window materials and balconies featuring timber and glass panel railings.
Photographs numbered 11 to 22 attached at Appendix C contain a series of site photographs indicating the immediate neighbouring properties. Drawing number 12 0964/8 also indicates the location of the photographs.
The proposed dwelling has been designed taking into account the existing sloping topography of the site and provides a dwelling that has the appearance of a two storey property from the south-west roadside elevation and three storey from the north-east elevation. The existing ornamental hedging to the north-east elevation would remain providing natural screening to the three storey elevation. See drawing numbers 12 094/4 & 5, for further details.
The dwelling has been designed in such a manner to take full advantage of the panoramic views over Maughold to the north-east with large expanses of glass and rear balconies provided with frameless glass panel railings providing uninterrupted views. The upper floor level would provide the main open plan living area which allows for large south facing windows and high level roof lights to the roadside elevation which will allow natural sun light to enter the building. Large overhangs are provided to assist in solar gain during the bright summer months.
The proposed replacement dwelling is to be built utilising the "WeberHaus" system to provide a highly insulated, high quality, eco-friendly, innovative replacement dwelling incorporating their standard "Modern Sustainable Technologies". See appendix D and their website www.weberhaus.co.uk for further details.
The overall footprint of the proposed dwelling over the three floor levels equates to 493 square metres, which is a 45% increase to that of the floor area of the existing dwelling.
The proposed single storey Garage outlet equates to a total floor area of 50 square metres giving a total floor area of 543 square metres which is a 60% increase to that of the floor area of the existing dwelling.
There will be an overall increase in the proposed ridge height of 1350mm. Drawing number 12 0964/6 provides an Elevational Profile Comparison of both the existing dwelling, (hatched), and the proposed replacement dwelling.
Also attached at Appendix E are existing Site Photographs and proposed 3D Renders of both the roadside south-west elevation and lower north-east elevation.
Attached at Appendix F is a letter from the applicant which provides additional information and background to the existing dwelling and vehicular access and the design of the proposed replacement dwelling.
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