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Replacement Dwelling at 'Baldromma Christian', Ballamenagh Road, Lonan, Isle of Man, IM4 6AG.
For
Mr. David Dean & Mrs. Carole Dean
December 2013
Kay Associates Ltd Chartered Architects
RECEIVED ON 24 DEC 2013 DEPARTMENT OF INFRASTRUCTURE
1.0 Introduction 2.0 Planning Policy Statement 3.0 Relevant Planning History 4.0 Architect's Design Statement
Appendix A – Existing Photographs Appendix B – Isle of Man Context Photographs Appendix C – Distant View Photomontage Of Proposed Dwelling
1.1 The proposed site is located at the far end of a private road off the Ballamenagh Road, which in turn is located off the main A11 King Edward Road at Lonan.
1.2 The application site covers approximately 9,322.00 square metres (0.3476 Hectares) (2.3 Acres) and is bounded in Red on the application drawings, representing the proposed residential curtilage of the property known as 'Baldromma Christian'. A further area of agricultural land, OS field no. 614825), as located immediately to the west and northwest of the application site; as well as 'Ash Tree Cottage' and its associated residential curtilage as located to the south of the application site, are both within the applicant's ownership and control, and extend to a further 34,227.26 square metres (8.2 Acres), these areas are bounded in blue on the application drawings. The resulting total area of applicant's ownership / control is 10.75 acres.
1.3 A topographical survey has been carried out on the site, and is included in the package of application drawings, (see P/10-02 Site Survey Plan). From this survey it can be seen that the existing site ranges in level from approximately 79.00 metres at its northeast boundary to a level of 75.25 metres at its southwest corner, constituting a gentle fall of approximately 3.75 metres over the length of the site.
1.4 It is proposed that vehicular access to the application site will be unaltered and via the existing driveway.
1.5 The foul water drainage from the proposed property will connect to a new Klargester 'Bio-Disc' system with tail drains discharging to an appropriately sized 'soakaway', whilst it is proposed that the surface water drainage from the proposed property will be taken to a combination of existing and new surface water 'soakaways'.
1.6 The existing property takes the form of a large, three storey, 'Manx farm house' of rendered masonry construction with a twin gabled pitched slate roof. The original farm house, (probably 19th century), has, over a period of several years, received various single-storey extensions, each of rendered masonry construction to match that of the existing main house, these include: a swimming pool / gym complex, which together with a glazed link, forms an 'external courtyard'; a hexagonal ended UPVC conservatory; and a kitchen extension with hipped roof. The main entrance elevation is located to the rear of the property (north-west), see Appendix Photograph No.1, and is not immediately apparent from the access driveway, see Appendix Photograph No. 2. The garden elevation, which constitutes this property's principle elevation, is a relatively simple composition with a symmetrical arrangement of five windows to each floor arranged around a centrally positioned doorway with a simple classical door surround, see Appendix Photograph No. 3. The rear entrance elevation has a centrally positioned square porch, access via a relatively steep flight of stone steps, this porch has a classical cornice and frieze as well as columns located at the corners, which are mirrored on corners and between windows of the adjacent / perpendicular link extension, these details are all later additions and would not have formed part of the original farm house construction, see Appendix Photograph No. 4. An arch headed window is located above the porch with smaller windows located either side. The twin gable-end elevation, as
presented to the main access/approach, have several symmetrically arranged windows serving each of the tree storeys, see Appendix Photograph No. 5 All windows and doors are replacement UPVC double glazed construction, and all areas of roof covering to the existing dwelling, (including all extensions) are of artificial slate.
A large 'Manx stone' barn, with a later lean-to extension added, is located opposite the dwelling house and together with two ancillary out-buildings, (ie 'Out-Building Nos. 1 & 2'), form an entrance 'Vehicular Forecourt', see 'Existing Site Plan' P/10-03 and Appendix Photo. Nos. 6,7,8,9 & 10. This 36 metre long, two-storey barn construction, provides a barrier to prevailing winds from the south-east, as well as providing a visual screen to the existing, (and proposed), property from any potential distant views along King Edward Road, see Appendix Photograph Nos. 13 & 14.
2.1 The site is not covered by any local plan as it falls outside any main settlement area, and is currently situated within a wide area designated as open countryside on the Isle of Man Planning Scheme (Development Plan) Order 1982, it is located within the AHLVSS designation. There is no site specific policy or brief, but due to the presence of the existing dwelling, the site has an established residential status, and is set within a larger ownership curtilage which is designated as open space/agricultural use within the plan.
The policy within the Strategic Plan which is considered relevant to the proposed re- placement dwelling is:
Housing Policy 14 States;
'Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the footprint of the existing, and should have a floor area which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings).'
It is proposed that the replacement dwelling will be situated approximately on the foot print of the existing property, but turned through 90 degrees, hence allowing the entrance elevation to be orientated to the southeast which relates to the principle, and indeed only, vehicular direction of approach.
The existing three story dwelling is 894.75 sq.m., (9,631 sq.feet) in plan area, measured externally and the proposed two storey replacement dwelling is 1,092.50 sq.m., (11,759.00 sq.feet), this therefore constitutes an overall increase on floor area, as measured externally, of 22% which hence accords with the guidance as set out in The Strategic Plan's Housing Policy 14
1.1 'Approval' granted for 'alterations and erection of a three storey extension, (comprising amendments to PA 09/02065/B)'. Planning application number PA12/01177/B, dated 23rd August 2012.
1.2 'Approval' granted for 'alterations and erection of a three storey extension to dwelling house'. Planning application number PA 09/02065/B, date 30th December 2009.
1.3 'Approval' granted for 'removal of porch and window and door alterations'. Planning application number PA 08/00395/B, date 7th March 2008.
1.4 'Approval' granted for 'erection of a kitchen extension and the provision of pitched roof over existing front porch' Planning application number PA 05/01065/B, date 15th June 2005.
1.5 'Approval' granted for 'construction of an outdoor equestrian arena'. Planning application number PA 05/00681/B, date 15th April 2005.
1.6 'Refusal' for 'erection of an indoor equestrian arena with storage facilities' Planning application number PA 05/01963/B, date 24th September 2004.
1.7 'Approval' granted for 'alterations and extensions to create swimming pool, plant room, and changing facilities (amendment to approved PA 99/00018)' Planning application number PA 01/00400/B, date 23rd May 2001.
1.8 'Approval' granted for 'conversion of existing outbuilding to playroom' Planning application number PA 99/00838/B, date 16th August 1999.
1.9 'Approval' granted for 'refurbishment of existing outbuildings' Planning application number PA 99/00841/B, date 16th August 1999.
1.10 'Approval' granted for 'creation of tennis court' Planning application number PA 99/00690/B, date 30th July 1999.
1.11 'Approval' granted for 'alterations and extensions to dwelling to include conservatory, swimming pool and changing facilities' Planning application number PA 99/00018/B, date 12th April 1999.
1.12 'Approval in Principle' granted for 'creation of an indoor swimming pool' Planning application number PA 98/00728/A, date 20th July 1998.
During the design process, the applicants architect has carried out consultations with;
Mr. E. Baker – Dept. Of Infrastructure – Planning Officer, &
The advice given within these pre-application consultations has been incorporated into the drawings and information which form the basis of this application.
The proposed replacement dwelling takes the form of a two-storey 'gentleman's country residence' with: classically styled, symmetrical, proportions; a hipped slate roof construction, located behind parapet walls; and dressed stone details.
The principle entrance elevation is orientated in a south-east direction and responds to the location of the property's 'forecourt' vehicular approach. This entrance elevation has symmetrically placed fenestration layouts and semi-circular ground floor bays located either side of a centrally placed, and classically detailed, pediment, which is adorned only via the use of a circular 'Bull's Eye' window.
The windows at first floor level, above the semi-circular bays, are designed to relate, in terms of scale and detail, in a subservient manor to the structure of the bays below, via the use of a single window with two slightly smaller flanking windows. Neo-classical details such as dressed stone: window surrounds; quoins; corbelling courses; and copings, are all arranged symmetrically around a centrally placed and classically detailed pediment. While these details borrow from the architectural language of neo-classicism, they are however less elaborate than those of similar composition as found in the tradition of the 'English Country House'. The centrally placed entrance porch incorporating dressed stone quoins, copings, frieze and corbelling course clearly signals the main entrance to the proposed property, with this being further strengthened via the use of a large centrally positioned first floor window.
The southwest, garden elevation, which forms the main approach elevation to the property when viewed from the 'access driveway', has a similar level of symmetry and detail to that of the entrance elevation, however this elevation is manipulated into two stepped sections, with the projecting section receiving more detailed attention via the use of a two storey semi-circular bay with chimney above, conceived as a device to allow this section of elevation to become predominant and hence address the 'access driveway', particularly when viewed from gaps within the existing conifer trees that line the driveway.
The existing adjacent single-storey later extension is retained and remodelled incorporating forms and details taken from the proposed new dwelling such as: parapets walls at eves level; copings; corbelling courses; quoins; and window surrounds, this has a unifying effect while simultaneously integrating the functional requirements of sliding glazed doors from the Kitchen. This area of the overall elevational composition forms a 'neutral, yet related' juxtaposition 'sandwiched' between the classically designed façade of the main house and the similarly classical proportions and details of the re-modelled conservatory/orangery at the far end of the elevation.
In addition to the replacement dwelling, it is proposed that one of the two existing out-buildings, (ie Out-Building No. 2), which forms the north-east boundary of the 'Vehicular Forecourt', would be demolished. (see Appendix Photograph No.11) It is proposed that this out-building be replaced with a new, single storey, triple garage which would hence be constructed on the footprint of the existing, demolished, Out-Building No. 2, using materials such as: smooth ashlar stone walling or self-coloured smooth render, (in a colour to match the wall finish of the proposed main house); stained timber doors / frames; and natural slate tiles to match that of the existing Barn and proposed re-placement dwelling, (see Proposed Plans / Elevations - Garage Block, P/10-09).
It is also proposed to re-roof the existing 'lean-to' Barn extension, replacing it's profiled metal roof sheeting with a natural slate tile covering to match the existing roof of the Barn, as well as providing a smooth painted render wall finish, in colour to match the main house and garage block, ie. to replace the current green painted brick wall finish. (See existing photograph, ie. Appendix Photograph Nos. 8 & 9, as well as Proposed Barn Plans, Elevations & Sections, P10-07).
It is also proposed to re-clad Out-Building No. 1 with smooth painted render finish, again in a colour to match that of the main house and garage block (see Existing Site Plan, P/10-01; Proposed Site Plan, P/10-02 & Proposed Plan / Elevations - Outbuilding No. 1, P/10-09; as well as Appendix Photograph No.12).
'Baldromma Christian' sits within its own 10.75 acre estate, in a predominantly isolated location, see Appendix Photograph 15 & 16, it is situated within in an area which is several metres elevated from the adjacent A11 main road, on a relatively isolated plateau, and the property cannot be viewed at close quarters from this main A11 highway. The closest neighbouring property, (currently within the applicant's ownership), is a 1970's bungalow style cottage which lacks any particular outstanding architectural or cultural significance. Other properties in the immediate area, though not visible either from, or towards, Baldromma Christian, are two bungalows located near the junction of Ballmenagh Road and the A11. These properties are of late 20th century, rendered masonry, construction, with red tiled roof coverings, and are again of minimal architectural or cultural significance.
The large 'Manx Stone' barn provides a significant amount of visual screening from any location on the A11, see Appendix Photograph Nos. 13 & 14, as well as from surrounding countryside pathways and minor lanes / tracks. The proposed replacement dwelling will be largely screened by this construction from a south east direction, as well as from the nearest visible position on the main A11 access road, see Appendix Distant View Photomontage No. 21.
The physically isolated location of this property; it's lack of a predominant 'Manx Vernacular' architectural context; and the relatively extensive estate land boundary (10.75 acres), support the approach taken by the applicant to develop a classically styled, (all be it simplified in detail), 'gentleman's residence'.
As a result of investment from wealthy individuals over the course of several hundred years there are numerous examples of classically styled dwellings located in the Manx countryside as well as the larger towns of Castletown, Douglas, Peel, and Ramsey.
These residences often display a simple 'stripped down' classical language: with window surrounds rarely having arched or triangular pedimented heads or vousoirs; corbelling courses are generally simpler in profile; and pediments rarely receive 'fussy' details such as dentils; oriole widows are kept simple and are generally circular in form, rather than the Baroque inspired elliptical forms. Similarly, the proportion sizes of elements such as windows, doors, and chimneys are scaled down. Symmetry however remains an important feature with fenestrations often being arranged around a centrally placed square porch with simple classical cornice and unadorned frieze.
Examples of this style of classically inspired 'Manx country residence' can be seen in properties such as: Kirby Park, Braddan, (see Appendix Photograph 17 and Ballavale, Santon, (see Appendix Photograph 18), as well as properties constructed over more recent years such as Ballacommish, Colby, (see Appendix Photograph 19), and a recently constructed property on land to rear of the Santon Motel, (Haven House), Santon, (see Appendix Photograph 20)
4.3 Environmental Technologies to be Employed In addition to the employment of environmentally sustainable construction techniques such as; .1 The integration of 'super-insulation' into the roof, wall, and floor construction; .2 The use of high efficiency argon gas filled timber framed double glazed window constructions with no trickle ventilation;
.3 Design / orientation conceived to maximise effects of passive solar gain into principle habitable rooms via use of south-eastern and south-western orientated principle elevations, each with significant areas of traditionally glazed open able windows;
.4 The control of air tightness via the use of an air tightness and vapour control membrane product coupled to;
.5 The use of a whole house ventilation system which provides the required extraction to control excess humidity from cooking and bathing, whilst recovering the waste heat to pre-heat fresh air being introduced into the dwelling, thereby reducing energy consumption and running costs;
The proposed dwelling will also employ a variety of environmentally friendly technologies to provide its servicing requirements, these can be summarised as follows;
Solar Panels – Flat plate solar panels are to be mounted on the south facing roof slope of the dwelling to provide/supplement hot water heating. This will provide the majority of the hot water heating requirements for the dwelling for the year, minimising the need for fossil fuels.
Air Source Heat Pump – An air source heat pump is to be used in order to supplement the space heating demand for this dwelling. This form of heat production is extremely efficient, developing 4.5Kw of heat output for each 1Kw of electricity used in powering the system. The air source heat pump is to be linked to an under-floor heating system which provides space heating at significantly lower input temperatures than traditional boiler and radiator systems, typically using less than half the energy to produce the same internal temperature.
Foul Water Bio-Disc – In order to deal with the foul water drainage from the dwelling it is proposed to utilise a ‘Klargester Bio-Disc’ which is essentially an individual packaged sewage treatment plant which takes domestic effluent, and after treating it, produces a cleaned effluent which can safely be discharged to a tail drain, soak-away or water course. The bio-disc will be sized to suit the maximum effluent output from the dwelling.
The applicant believes that whilst the proposal is marginally larger than the existing property, the proposal is also with the guidelines as outlined in Housing Policy 14, coupled to an enhanced design demonstrating a restrained (‘Manx’) classical style, and a significantly improved south-east orientation.
The design and specification of the proposed dwelling aims to significantly reduce its carbon footprint, whilst minimising the levels of heating required due to: integration of super-insulation and air tightness levels in the construction; making maximum use of passive solar gains via design and orientation; use of air source heat pumps; whole house ventilation systems; as well as the positive benefits in relation to enhanced insulation properties. Accordingly the proposal has a raft of measures which result in an environmental improvement in accordance with HP14, both locally and nationally.
Whilst the proposal is of a neo-classical style design, this has been executed in a restrained manor, both in terms of aesthetics and massing in order to respond to the local Manx cultural and socio-economic context.
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