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ARCHITECTURAL DESIGN CONSULTANTS
RECEIVED ON
17 OCT 2014
DEPARTMENT OF INFRASTRUCTURE {{image:256729}}
1.00 PLANNING DRAWINGS:
1.01 This proposed Design Statement has been prepared as supporting evidence to the accompanying planning application for the proposed rear replacement extension to provide improved living accommodation and erection of detached double garage outlet at Thie-y-Chleree, Church Road, Maughold and should be read in conjunction with the following Planning Drawings;
2.00 EXISTING SITE/DWELLING:
2.01 The application site covers approximately 1059.13 square metres (0.26 acres) and is indicated in red on the enclosed Planning Drawings and represents the residential curtilage of the property known as “Thie-y-Chleree”.
2.02 The property is located in the centre of Maughold, adjacent to the “Village Green” and church. It is accessed via the main route through the village known as “Church Road”, (A15). The site falls within the Maughold Conservation Area.
2.03 A topographical survey has been carried out on the site, see submitted drawing number 1009G/01. There is a general fall over the entire site from north to south of approximately 3.69 metres.
2.04 Existing vehicular access to the application site is currently reached via a small service lane located on the property’s western boundary, which leads to a small area of concrete paved hardstanding located in the north-west corner of the site. It is proposed to utilise and enhance this existing access point by removing the existing temporary picket fence and gate and cut back the existing Manx stone wall to provide a wider access point, see drawing number 14 1083/2, for further details.
2.05 Foul water drainage from the proposed extended property will be connected to the existing drainage system. Surface water drainage would be taken to soakaways.
2.06 The existing property is, in essence, a group of three built forms, each of which bear little relationship to the other in terms of design and form, having been developed at various times in the past. The original south/south-west facing, two storey, front form is a traditional stone
built and render Manx farm house, probably dating from the 18th century. Its facade is symmetrical in form, with Georgian proportioned windows either side of a two storey castellated central bay. The main front entrance is located on the west side of this projecting central bay. A later addition in the form of a two storey linking element with a pitched roof that runs perpendicular to the roof over the original property, and connects this original structure to a more recent two storey pitched roof extension which has a rear facing, north/north-east orientation over the existing rear garden. A small single storey, porch/pantry extension, with a mono-pitched roof exists on the east side of the property. The most recently built rear extension is placed at a slight angle to the regular form of the original property and hence the central linking section takes the form of a wedge shape. Drawing number 14 1083/1 provides floor plans and elevations of the existing dwelling.
2.07 Public Toilets, owned and operated, by the Maughold Commissioners are located immediately to the rear of the existing property on the western boundary with access being provided via the existing service lane.
2.08 The rear garden is predominantly laid to lawn with mature shrubs, beds and trees. As previously mentioned a small area of concrete paved hardstanding is located in the north- west corner of the site along with two timber sheds and fenced composting area. Drawing number 1009G/01 provides a measured survey of the proposed site.
2.09 An Aerial Photograph is attached at Appendix A, together with a series of on-site photographs.
3.00 APPLICANTS REQUIREMENTS:
3.01 The proposed application forms a new submission to a previously approved planning application number 12/00476/B, issued 16th May 2012, and provides the our clients/applicants with a re-modelled and extended property that provides improved living accommodation that meets both the clients requirements and is also economically viable when taking into account the amount of existing development that is to be demolished as part of the overall scheme.
3.02 We attach at Appendix B a copy of the email correspondence dated 14th September 2014 from the applicant which demonstrates the client’s thoughts with regards to the proposals and what they would like to achieve, together with a copy of their “wish list” for the proposals.
3.03 We also attach at Appendix B an email from the client/applicant dated 13th October 2014, which provides further personal background to the clients requirements within the proposed scheme. This email further demonstrates both the clients understanding and desire to provide an extended/re-modelled dwelling that provides improved modern living accommodation, but of equal importance provides a high quality design with architectural merit that both respects and enhances the original Manx dwelling, providing one cohesive design in both the internal spatial arrangement and treatment of the external envelope and its finishes. The previously approved and constructed rear extensions of 1991 failed to achieve this.
4.00 PRE-APPLICATION ADVICE:
4.01 A meeting was carried out with the Northern Planning Officer, Mr Ed Riley, and the Conservation Officer, Mr Stephen Moore, on Wednesday 10th September 2014 to discuss our client’s proposals and requirements for the proposed re-submission. A larger overall footprint increase to that approved under P.A. No 12/00476/B, (19% increase), and a more contemporary approach to the proposed design, were two elements discussed at this meeting.
4.02 A further meeting was carried out with the applicants and the Northern Planning Officer, Mr Ed Riley, on Friday 3rd October 2014, to discuss the initial draft proposals.
4.03 The advice given within these pre-application meetings has been incorporated into the current drawings, including some minor alterations to the initial draft proposals which now form the basis of the new planning application.
5.00 APPEARANCE/DESIGN CONCEPT:
5.01 Drawing numbers 14 1083/2 and 14 1083/3 indicate our clients design requirements for the proposed altered and extended dwelling.
5.02 The original 18th century two storey house located to the south/south-west is to remain in place and forms part of the overall improved and re-modelled dwelling. The two storey “poor form” extensions located to the rear, (north/north-east), are to be demolished and replaced with the proposed two storey extension. The original dwelling would be converted
into a quiet Lounge/Snug area and Music Room at the ground floor level and two Bedrooms at the first floor level with a shared central Shower Room. The existing staircase would be removed.
5.03 The proposed two storey extension comprises a central glass link located between the rear of the original dwelling and proposed two storey extension. This glass link would be constructed in frameless structural glass and would provide an entrance Hallway and Dining Area at the ground floor level with a feature glass staircase and glass gallery landing providing access up into the first floor level accommodation of both the existing dwelling and proposed rear extension. The ridge level of the glass link would be set down from that of the ridge level of the original dwelling and rear extension.
5.04 The use of a glass central link provides a minimalistic contemporary break between that of the original traditional dwelling and the proposed rear extension and also allows for the natural sunlight, from the south of the site, to enter the rear extensions through the glass roof and glass gallery landing.
5.05 A central feature wall would be located between the proposed glass link and rear extensions and would be finished both internally and externally in traditional stone work. This would provide both an internal feature wall to the glass link entrance, but would also provide a contrasting external finish to the section of south elevation which is glimpsed with that of the traditional front elevation of the original dwelling. As this section of the south elevation of the rear extension is set 9 metres back from that of the south elevation of the original dwelling and finished in contrasting external finishes, it will have the appearance of a separate outbuilding located to the rear of the original traditional dwelling and the symmetrical Georgian appearance of the main front, (south), elevation of the original dwelling will remain unaffected.
5.06 The ground floor level of the extension would provide full open plan living with zoned Kitchen and Living Room areas with large bi-folding doors leading out onto a level decking area and out into the private rear garden. Large window units would also be provided to the south and east elevation of the open plan ground floor level living accommodation to provide additional natural sunlight into the main living areas of the re-modelled and extended dwelling.
5.07 An internal staircase located in the open plan Kitchen/Living area would provide access down into a small basement level Gym and Wine Store, this would be a full basement level set below the rear garden level and would provide additional floor area with no alteration to the external height/massing of the rear elevations.
5.08 A separate walk-in Pantry, Utility Room and Cloaks Room with W.C. located in the west of the rear extensions would complete the ground floor level accommodation.
5.09 The first floor level of the proposed rear extension would provide a Master Bedroom suite with full height feature “apex” window taking full advantage of the private rear garden. Two additional Bedrooms would also be located at this upper level, one served with an Ensuite Shower Room and the other utilising a central Family Bathroom.
5.10 The general form and external finishes to the proposed rear two storey extensions would be traditional with a contemporary twist, which would both complement and provide a contrast to the very traditional original Manx stone building that is to remain and form part of the overall re-modelled dwelling.
5.11 The general footprint, shape, gable widths, chimney stack dimensions, ridge heights, etc, are taken from that of the original dwelling creating one cohesive design. The upper first floor level windows visible from the public vantage points, are traditional in size and style and provide traditional sliding sash units that match the window units in the original dwelling. The more contemporary and larger window units are kept to the lower ground floor level and private rear north elevation which is not visible from a public vantage point. The use of these larger units takes full advantage of the natural sun light tracking and private gardens to the rear of the dwelling, but do not have a negative impact on the overall comprehensible design of the re-modelled and extended dwelling.
5.12 With the exception of the central feature wall, mentioned in paragraph number 5.05 above, the external finish to the walls of the rear extension would be a rough cast coloured external render system with the appearance and colour to match that of the original dwelling.
5.13 The duo pitched roofs of the proposed rear extension would be finished in “Met-Seam Zinc Pre-Weathered” standing seam metal roofing system which would provide both a contrast and a modern finish that would complement the dark blue/grey natural slate roof finish of the original dwelling.
5.14 The proposed roof lights located in the Master Bedroom and associated Ensuite Shower Room would be “Velux Conservation Roof lights” fitted with central glazing bars.
5.15 Attached at Appendix C are some colour photographs showing examples of the proposed external finishes and attached at Appendix D are some 3D Models and Renders of the extended and re-modelled dwelling.
We attach at Appendix E drawings which provide a coloured comparison of the existing extended property, extended/re-modelled property approved under P.A. No- 12/00476/B and the proposed extended/re-modelled property subject to this re-submitted application.
The floor area comparison is as follows;
Note- The specified 407 square metres includes for the basement level which provides no external visual impact and if this was omitted the floor area would be 370 square metres which would equate to a 34% floor area increase.
The elevations attached at Appendix E provides a comparison of the height and massing of the existing extended property, (black), approved extended/re-modelled property, (blue) and proposed extended/remodelled property, (red). The ridge height of the proposed extended property would be set no higher than that of the original dwelling with the glass link stepped down. This was not the case with the approved extended property with the ridge height of the south-east section of the rear extensions set slightly higher that of the ridge level of the original property.
The roof line of the proposed extensions are similar to that of the existing rear extensions and with the introduction of a central minimal contemporary glass link and gable ends to the west and east elevations provides a break in the general roof line of the proposals to such an extent that even though the proposed extensions extend a further 1800mm northwards into the rear private garden both the proposed west and east elevations appear less in length than the double duo-pitched roof design with central secret gutter approved under the previous planning application number 12/00476/B.
The proposals fall within Housing Policy 15 of the current Isle of Man Strategic Plan, extract copy attached below;
Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).
7.02 As described above the proposed extensions respect the proportion, form and appearance of the existing original dwelling. The existing dwelling is a 5 Bedroom extended property with rear extensions that could be considered poor form with little regard to the original traditional dwelling. The rooms are small compared to modern day living requirements and the internal flow of the existing dwelling is ill thought with inner rooms leading to other rooms. The proposed extensions provide a 5 Bedroom property with improved, modern living accommodation taking full advantage of the site orientation and private gardens to the rear, providing an extended property that respects both the original dwelling and provides a complimentary overall cohesive design with a contemporary twist.
7.03 The overall floor area increase falls within the accepted 50% ruling, see paragraph 6.02 above. The existing extended property has a total floor area of 277 square metres with the total floor area of the proposed extended/re-modelled property, including the basement level, equating to 407 square metres resulting in a 47% increase in floor area.
7.04 If the basement level, which creates no external visual impact, is omitted from this calculation, the floor area of the proposed extended/re-modelled property would drop to 370 square metres which would result in a 34% increase in floor area.
8.00 PLANNING HISTORY:
8.01 08/00180/B: Installation of replacement windows and doors- Approved 10th April 2008. 8.02 06/00681/B: Replacement of existing lamp post unit with a traditionally styled unit- Approved 14th July 2006. 8.03 05/00929/B: Erection of a public shelter and flagpole- Approved 15th September 2005
8.04 91/00157/B: Alterations and extensions to form living accommodation and double garage/ off-site parking provision- Approved 22nd July 1994.
The overall size, height and location of the proposed double garage outlet has not changed from that previously approved under P.A. No- 12/00476/B. The general door/window fenestration has also not altered from that previously approved. The only alteration is the proposed external wall finish which we are now proposing to be finished in a through colour render system to match that of the existing original dwelling and proposed rear extensions.
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