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RECEIVED ON 21 DEC 2012 DEPARTMENT OF INFRASTRUCTURE
RECEIVED ON 31 DEC 2012 DEPARTMENT OF INFRASTRUCTURE
Design Statement for Proposed Extension and Refurbishment of Existing Farmhouse, Ardonan Farm, Regaby, Isle of Man
Ardonan Estate Limited 21st December 2012
architecture and design | property development | land procurement | project management | interior design
The Application site lies within an overall estate of 55 acres in private ownership; the estate will be the subject of future Planning Applications and the proposals made under this Application will form an integral part of the whole estate, if and when this and such future Applications are Approved. However, in the meantime, it is understood that these proposals will be considered on their own merits.
The proposals relate to the refurbishment and extension of an existing farmhouse with some minor works to the immediate curtilage; whilst some of the works may comply with the Permitted Development Order 2012, all proposals have been indicated to illustrate the overall concept.
Whilst the existing house is habitable and has been tenanted as a five bedroom dwelling until recently, the current owners wish to refurbish it to more modern standards and extend it to ensure the layout is appropriate for their growing family needs and busy lifestyle. However, they also wish to ensure that the integrity of the house, which dates from around 1804, is retained, as this is an integral part of their initial attraction to the property.
As a consequence of this wish, and whilst the house is not Registered, a meeting was held on site with the Conservation Officer, Steve Moore, and, as ever, thanks goes to him for his time and guidance. Mr Moore advised what he considered important in preserving the character of the house, what elements should be retained if possible and what would be considered acceptable in term of extension; it is considered that the proposals take cognisance of Mr Moore’s advice and, should they be Approved, will be rigorously implemented, not least because they substantially accord with and enhance the owners’ desires.
The existing property is substantial with solid stone external walls and solid brick internal walls; the house has three storeys with a two storey annex to one side which, unlike the main house, has a rendered finish. The external stone walls of the main house have been patched on various occasions over the years so, whilst the structure is in good condition, the appearance is variable. There is a variety of window styles but they all have painted timber frames and are single glazed.
The roof to the main house has had the original slates replaced with a fibre cement tiles but the roof to the annex is still finished in slate. The outbuilding adjacent also has a slate roof with walls finished in a variety of random stone and red brick.
The two buildings are grouped around a private lawned garden which has a southerly aspect and views towards Snaefell; the overall group of buildings (including the additional nearby outbuildings) and the lawned garden are surrounded by mature trees which effectively form a copse within which the grouping sits. The Applicant has an involved ongoing dialogue with DEFA regarding the management of the woodland and any agreed works are being undertaken as necessary.
Rear elevation of the existing property illustrating the main house, annex and outbuilding
The principal concept behind the proposals is to address the Applicant’s requirements in terms of useable living space and level of amenity whilst retaining the character of the existing building, ensuring that any extensions do not detract from the same.
In order to preserve the internal features of the building, it is proposed that the modern insulation standards are achieved by using an external insulated render; that currently being considered is environmentally sustainable and breathable so that it will complement the existing solid stone wall construction. This will have the additional benefits of unifying the appearance of the house (the principal dwelling and annex) with a finish which is traditional in the Isle of Man and remove any unsightly patching work previously undertaken to the stonework. Internally, this will have the benefit that works do not need to be undertaken to upgrade insulation values, for example, so it is much more likely that original and historical features can be retained and enhanced.
The fibre cement roof tiles to the existing house are to be replaced with good quality Welsh or reclaimed slates and, for uniformity, the annex roof will be replaced at the same time; the existing slates on the latter will be set aside for re-use in the future. Where they do not form part of, or access to, the extension, the existing windows are to be replaced with double glazed timber sliding sash windows with the glazing bars to match the existing styles in each instance. It is proposed that these will be painted to match any new metal framed windows and doors in the extension and to retain a traditional rural palette of colours.
It is proposed that the style of the extension will be contemporary whilst using largely traditional finishes; slate to the catslide roof; painted render walls and metal framed windows and doors; timber boarding, such as oak or cedar, untreated to age to a silver finish naturally. The intention of the contemporary styling is to retain the succinct identity of what was original and what is a later addition in the future whilst the use of traditional materials will tie the two together in a cohesive manner. For similar reasons, the two proposed dormers are contemporary in style but are finished in lead, a long standing traditional material widely used in rural locations.
The principal which has been applied to the interior of the existing dwelling is to alter as little as possible and refurbish what is there; there are minimal structural alterations proposed and the existing A-frame to the roof, stair, balustrade, doors, door furniture, fireplaces and myriad rustic detailing will be retained and enhanced throughout where possible.
Externally, it is proposed that a car port is erected in front of the existing garage so that that can be used for storage and plant. The car port is to comprise an oak timber frame with a slate roof utilising the set-aside slates from the annex or, failing that, slates to match those proposed for the house. A timber pergola is to be erected to help visually tie the buildings and garden together and, where it runs adjacent the house, it is to be finished with a flat flowering sedum roof.
Measured externally, the existing house has a total floor area of 326m² and it is considered that the only additional floor area created is by the extension at Ground Floor and the dormer window at First Floor and, again measured externally, these have areas of 40.85m² and 3.6m² respectively, i.e. 44.45m² in total. Consequently, the increase in size of the dwelling is 13.6%.
It is felt that the proposals respect the existing buildings and context and take cognisance of the pre-Application advice provided by the Department and the Conservation Officer. Further, it is considered that they comply with the relevant policies of the Isle of Man Strategic Plan 2007 so we would request that and be grateful if the Application is Approved.
21st December 2012
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