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ARCHITECTURAL DESIGN CONSULTANTS
RECEIVED ON 19 MAY 2014 DEPARTMENT OF INFRASTRUCTURE PLANNING and BUILDING CONTROL DIVISION {{image:250636}} PROPOSED CONVERSION OF EXISTING BARNS AND OUTBUILDINGS INTO WATCHMAKERS WORKSHOP, CLADDAGH FARM, SULBY
1.00 PLANNING DRAWINGS:
This proposed Design Statement has been prepared as supporting evidence to the proposed planning application for the proposed conversion of existing barns and outbuildings into a Watch Makers Workshop at Claddagh Farm, Sulby, Lezayre, and should be read in conjunction with the following Planning Drawings;
2.00 EXISTING SITE:
The site is located in the Parish of Lezayre to the East of the main A3 Lezayre Road. The existing vehicular access is situated between the Ginger Hall Hotel and Sulby Bridge, directly opposite the vehicular access to the existing housing estate known as Carrick Park. An Aerial Photograph is attached at Appendix A.
The site falls within an area designated as being of high Landscape Value in the 1982 Development Plan and is currently a small agricultural holding.
The site comprises of a large two storey replacement dwelling, (approved under P.A. No 08/02251/B). There is no agricultural tie to the dwelling.
A detached Garage building approved under P.A. No- 10/00165/B. A detached steel portal frame outbuilding approved under P.A. No- 07/01849/B, (See photographs numbered 11 to 14 attached at Appendix A) Several traditional stone outbuildings, See photographs numbered 4 to 10 attached at Appendix A).
Our client’s requirements are to convert the existing steel portal frame outbuilding and associates traditional stone outbuildings into a Watch Makers Workshop and Display/Exhibition Area.
See Site Plan drawing attached at Appendix A for the following references.
The existing detached steel portal frame building labelled “A” would be converted into the staff facilities and workshop area utilised for the manufacturing of the watches. Drawing numbers 14 1047/7 and 14 1047/8 indicate both the internal layout and proposed external alterations required for the proposed conversion works.
The existing traditional stone outbuildings labelled “B” would be converted into a exhibition/display area and a meet and greet area for clientele. Drawing numbers 14 1047/5 and 14 1047/6 indicate both the internal layouts and proposed external alterations required in conjunction with the proposed conversion works.
The existing traditional stone outbuilding labelled “C” would be converted into an Office, Kitchen and W.C. to be used in association with the display and client meeting areas accommodated within the outbuilding labelled as “B”. Again drawing numbers 14 1047/5 and 14 1047/6 indicate both the internal layouts and proposed external alterations required for the proposed conversion works.
A minimal glass extension with duo-pitched roof design labelled as “D” would be constructed to provide an entrance and link between the Workshop Area, (“A”) and the Display/Client Meeting Area, (“B”).
A small minimal glass extension would also be constructed between the Display/Client Meeting Area, (“B”) and the associated Kitchen/Office Area, (“C”), to provide an alternative entrance and internal link between the two existing buildings. This glass entrance would be located under an existing flat roof structure.
The existing outbuilding noted “F” would remain unaltered with any general remedial/repair works being carried out as necessary and would provide further storage accommodation.
4.00 PRE-APPLICATION ADVICE:
An on-site meeting was carried out with the Northern Planning Officer, Mr Ed Riley, on Wednesday 15th January 2014 to discuss our clients proposals and requirements. All of the above mentioned outbuildings were inspected both externally and internally during our visit and Mr Riley responded with an email dated 7th February 2014, a copy is attached at Appendix B.
5.00 APPEARANCE/DESIGN CONCEPT:
Drawing numbers 14 1047/5 to 14 1047/8 indicate our clients total design requirements for the proposed conversion works, both internally and externally.
New external window and door openings would be formed within the existing external fabric of the steel portal frame building labelled "A", to allow for the proposed internal conversion works to create the new Workshop area.
Any new external openings formed in the traditional stone outbuilding labelled "B" would be kept to a minimum and all existing openings utilised to preserve the general appearance of the traditional stone outbuilding. The existing roof structure would be removed and replaced with a new roof structure comprising of natural dark blue/grey natural roof slate external finish set over new internal oak "A" frames. A series of conservation style "Velux" roof lights would be installed in the south facing courtyard elevation to provide additional natural sun light down into the open plan accommodation.
The stone outbuilding labelled "C" would again be converted utilising all existing external openings. The existing stable roof overhang to the West facing courtyard elevation would be removed to allow for additional natural sun light into the proposed converted accommodation. The existing roof space, which is accessible from a set of external steps, would be utilised for additional storage accommodation.
Two small extensions would be constructed as part of the proposed works, these are labelled "D" and "E". Both extensions would be designed as minimal glass structures to provide both a main entrance access into the converted buildings and linking hallways between all the outbuildings to be converted to provide one cohesive unit.
The extension labelled "D" would be formed utilising composite timber framed glass units with dark grey aluminium powder coated external cladding. The window units would be set over a traditionally laid stone faced dwarf wall finished with a natural slate external sill detail. Full double glass central doors would be fitted in both the east and west elevation. The roof over the proposed extension would be constructed with a duo-pitch roof to be finished externally in dark blue/grey natural roof slates which would be run back into the duo-pitched roof to the existing stone barn labelled "B" and abut into the external wall of the steel portal frame building labelled "A". Again conservation style "Velux" roof lights would be installed in both roof slopes to provide additional natural sun light down into the main entrance hall.
The extension labelled "E" would again be a simple glazed link utilising composite timber framed glass units with dark grey aluminium powder coat external cladding. Two single glass doors located in the east and west elevations would provide an additional entrance into the converted buildings and access into the internal courtyard. The extension would be accommodated under the existing flat roof which would require extending over the west facing doorway.
General repair and remedial works would be carried out on the outbuildings labelled "F" which are located on the west side of the internal courtyard. These buildings would be utilised as general storage buildings. As part of the proposed remedial works 2No conservation style "Velux" roof lights would be installed in east facing roof slope of the outbuilding adjoining outbuilding labelled "B", to provide additional natural sun light down into this storage accommodation.
The internal courtyard would be renovated with the installation of rustic brick pavers and central feature to provide a focal point when looking out from the existing converted outbuildings labelled "B" and "C".
6.00 PROPOSED USE:
A letter from the applicant, Mr Roger Smith, which provides some supporting background information with regards to the application, is attached at Appendix C.
The business currently comprises the applicants Mr & Mrs R. Smith, who will live on site in the existing detached two storey dwelling, and five additional staff members giving a total of seven staff members. The current hours of business are 8am to 5pm Monday to Friday.
The applicant confirms that possible future expansion is likely, comprising employment of an additional one or two staff members within the next couple of years but they have no plans to vastly increase their work force.
As mentioned in the applicants letter, the proposed scheme is to provide an overall project that caters for the workshop and general areas associated in the manufacturing process of the watch making side of the business and allowing for future expansion and development. The proposed scheme also caters for a display/exhibition area which would be utilised in association with a general client/visitor meet and greet area providing a more up market and professional feel to the business, than that is currently provided at Dundalk Cottage located at Ballaugh Cronk.
General visitors would consist of current/potential clients and journalists and due to the nature of the business are very occasional with approximately seven visits per year.
The rural setting is ideal for the type of business proposed and being able to utilise the existing traditional stone buildings also helps to provide a traditional image that compliments the business.
7.00 ACCESS:
A meeting was held on site with Mrs Andrea Hawley from Highways Division on Wednesday 19th February 2014, to discuss the existing vehicular access and driveway and the proposed Highways Division requirements with regards to the proposed application.
Drawing number 14 1047/9 indicates the Highways Division requirement as discussed at the on-site meeting and includes the following;
8.00 PARKING:
The total floor area of the Workshop and associated areas, (i.e. Canteen, Meeting Room, Toilet, etc), equates to 507 square metres. The total floor area of the Display/Exhibit and associated areas, (i.e. Kitchen, Office, Links, etc) equates to 155 square metres. This gives a total floor area of the proposed conversion works of 662 square metres.
Appendix 7 of the Isle of Man Strategic Plan states that “light industrial, research and development” should provide 1 space per 30 square metres nett floor space. This would result in 18.8 car parking spaces to be provided taking into account the total floor area. This number of spaces can comfortably be accommodated within the confines of the proposed site.
Being more realistic with regards to the usable floor area that falls within the “light industrial” usage, (i.e. omitting Display/Exhibition, Toilets and Storage Space, etc), the total floor area equates to 383 square metres, requiring a total of 12.6 car parking spaces. We have indicated on our Site Plan drawing 13 number of car parking spaces to demonstrate that these can be comfortably accommodated within the confines of the proposed site.
9.00 FLOODING:
This area of Sulby has in the past suffered from flooding. In order to alleviate this risk, the Isle of Man Government have undertaken flood alleviation works to the general area of Sulby in the past ten years. These works were focused on reducing the risk to the properties South of the proposed site, but will have had a positive effect on reducing the risk to this area. P.A. No- 08/02251/B, which was approved on 15th January 2010, approved a replacement dwelling on the site located to the south-east of the existing outbuildings to be converted. This dwelling has now been constructed on site.
This approved replacement dwelling was set at an elevated finished ground floor level, 300mm above the one in one hundred year flood risk level, which is a level of 100.230 on our site levels taken at time of our measured survey.
The finish floor level of the proposed conversion works are governed by the floor levels of the existing outbuildings to be converting and allowing for suitable insulation and floor finishes and will be set at approximately 100.000, only 230mm below that approved for the finished floor level of the existing replacement dwelling and still 70mm above the one in one hundred year flood risk level.
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