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PROPOSED REPLACEMENT DWELLING
AT SAN REMO BALLAMODHA STRAIGHT BALLAMODHA BALLASALLA ISLE OF MAN IM9 3AZ
FOR MR CHRISTOPHER WALMSLEY
RECEIVED ON 21 AUG 2013 DEPARTMENT OF INFRASTRUCTURE RECEIVED IN 28 AUG 2013 DEPARTMENT OF INFRASTRUCTURE
Job No. 1749.01
06 08/2013 280813 13 91009
DEPARTMENT OF INFRASTRUCTURE PLANNING and BUILDING CONTROL DIVISION
Prepared by: McGarrigle Architects Ltd 19 Mount Havelock Douglas IM1 2QG Tel: 01624 628141 Fax: 629334 email: [email protected] web: www.mcgarrigle-architects.com
Our client Mr Christopher Walmsley who was paralysed in a road accident in 2006. The accident left Christopher completely immobile and requiring 24 hour care. Due to the extent of Mr Christopher Walmsleys disabilities Mrs Walmsley (mother) will act as spokesperson on his behalf.
Mrs Walmsley has been appointed as Christopher's Mental Health Receiver and Mr Walmsley (father) his Litigation Friend. Together they propose to provide Christopher with suitable living accommodation, the required care and also allow them to live comfortably together as a family.
Christopher has been assessed by many doctors and occupational therapists. In 2011 accommodation expert Mr Paul Vipond from Byrom Clark Roberts Forensic Division provided a schedule of accommodation which he considered necessary for Christopher's future living requirements. The schedule of accommodation is as follows:
Having studied the properties on the market in the area on behalf of Christopher, Mr and Mrs Walmsley have found that nothing suitable or adaptable is available at present to provide the accommodation specified.
The current design has taken the schedule of accommodation into consideration along with all Christopher's requirement for full time care and family life.
The proposed plans have been issued to Christopher's Occupational Therapist, who has confirmed the suitability of the current design.
This statement relates to the demolition of an existing dwelling to construct a new 2 storey dwelling with integrated double garage and associated external works suitable for Mr Christopher Walmsley.
The scope of the proposed development is as follows:
The existing dwelling is currently accessed via a shared private lane directly off the Ballamodha Straight. The site curtilage is defined by mature planting, Manx stone walls and banks, which will be retained as far as possible.
The northern half of the site consists of dense woodland and we have indicated a number of trees to be removed to allow the proposed dwelling to be located further back on the site. These proposals have been tabled and discussed with the Forestry Department.
The existing dwelling is of poor form and has been the subject of haphazard, poorly thought out amendments over the years. The existing fenestration and window proportions are not those of a traditional dwelling. The existing accommodation is very limited and dark; it is very damp and has no insulation in the building fabric.
An extension to what exists is not a viable option; therefore the proposals involve the demolition of the existing dwelling. The client has requested to retain the dwelling during the construction phase to use as a site hut and secure store.
The total area of the site is 1.66 acres.
The external area of the existing dwelling measures 220m² (2368ft²) and the external area of the proposed dwelling measures 582m² (6265ft²) including the double garage.
This represents a 165% increase in the overall size of the dwelling.
We propose a new dwelling which provides full family accommodation albeit with greater accommodation and scale. The intent and guidelines of Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside policies 2 – 7 have been adopted and the content of the Isle of Man Strategic Plan in particular.
The applicant is mindful of the content of the relevant planning policies and we have been particular with the proposals to ensure that the scale is suitable for the site. The house has been repositioned moving it back further away from both the Ballamodha Straight and the shared private lane.
We submit that the proposal, whilst larger than that submitted in HP14, through attention to detail will constitute a modern design using sustainable processes and construction techniques of an exceptionally high standard such as to comply with the intent of the policy.
A covered entrance leads into a large hallway, which serves as a good circulation space to the rest of the house. Christopher’s bedroom, bathroom and therapy room are all located close to the entrance on the ground floor. Other areas at ground floor level include the family lounge, dining room & kitchen, utility room, shower room and garage.
The garage is large enough for 2 cars but also acts as a transfer area for Christopher to get from the house to his transportation and vice versa during times of inclement weather.
Accommodation for 2 carers has been provided, their living areas on the ground floor and their sleeping areas on the first floor. The carer’s area can be accessed from the ground floor or externally from the rear garden. There is no access on first floor keeping the carers sleeping accommodation completely separate.
3 addition bedrooms, 2 with ensuite are located on the first floor for Christopher’s parents, brother and a guest. There is also a family bathroom and linen store at first floor.
The dwelling has been designed with 2 primary elevations, 1 facing onto Ballamodha Straight and the other onto the front garden and shared private lane. The main 2 storey house facing onto Ballamodha Straight (Proposed East Elevation) has been designed with a more traditional frontage, being fairly symmetrical in form and with a chimney on each gable. The majority of the accommodation contained within this area of the house is for Christopher and his carers.
The elevation facing onto the shared private lane (Proposed East Elevation) provides the main frontage and approach to the dwelling. This elevation also provokes a traditional feel and the various forms serve to break up the overall size of the dwelling.
Traditional materials have been proposed, including slate roof with stone or concrete copings, rendered walls with concrete sills and traditionally laid Manx stone will further enhance the traditional appearance.
The window sizes reflect the window proportions of traditional fenestration styles.
The site is currently accessed via a shared private lane. It is proposed that the entrance is repositioned further along the lane and that new entrance gates, pillars and a minimum 4.8m wide driveway will be provided. 2.4 x 25m visibility splays have been indicated on the proposed site plan. The new entrance will improve safety and ease access and egress from the dwelling onto the lane.
The new driveway has been stoned and an adequate area has been provided for vehicle turning and parking. The site will be levelled and grassed back and front with some additional landscaping and new trees to replace any of the broadleaf trees being removed.
A path runs round the perimeter of the new dwelling and will consist of pavers or paving slabs. The path will provide wheelchair access and circulation around the outside of the dwelling for Christopher.
The junction onto Ballamodha Straight remains unchanged; however the removal of the existing stone garden wall, the demolition of the existing dwelling and the removal of planting along the verges will greatly improve visibility.
A new private foul drainage system will be created by providing a new Klargester 'Biodisc' treatment plant which will discharge into a drainage field. Percolation tests will be carried out to meet building controls approval.
An oil fired condensing boiler will be used and all appliances will be 'A' rated. High levels of insulation will be installed and robust details will provide a good level of air-tightness. High quality double glazed doors and windows will be installed, incorporating low 'e' glass, Argon filled and a warm edge spacer.
The proposed orientation of the dwelling provides good levels of sunlight to all the internal rooms and living areas. The fenestration is such as to benefit from winter low level sun whilst in summer the provision of adequate window openings will allow natural ventilation.
The orientation also lends itself to the future installation of solar panels on the southern facing roof slopes.
Any materials that can be reclaimed from the existing property will be re-used and as far as is practical materials will be sourced from local suppliers and manufacturers.
Occupational Therapist: The current design was issued to Christopher's Occupational Therapist, Hope Home Care on 6th August 2013. The Occupational Therapist has confirmed the suitability of the current design.
Planning Department: An initial site visit and a pre-application meeting was held with Planning Officer Sarah Corlett. The purpose of the meeting was to provide an overview of the scheme before submitting a formal application. This would establish any issues that might be raised during the planning process.
Department of Environment, Food & Agriculture (DEFA): A site meeting was held with Andrew Igoea from Forestry. The purpose of the meeting was to discuss the existing site and highlight areas of trees to be removed.
Following the initial meeting a detailed site survey was carried out and a second meeting held with Forestry to determine the accurate locations and number of trees to be removed. These have now been agreed with DEFA and shown on the proposed site plan.
Mr Andrew Igoea recommended consulting Dr Richard Selman, Senior Biodiversity Officer (Zoologist) to discuss the wildlife and conservation impact. The client has contacted Dr Richard Selman and discussed the proposed development. Both concluded that there are currently no untoward issues but further consultation will take place following formal submission of the planning application.
Isle of Man Water and Sewerage Authority: A services search has been carried out on the site and has revealed nothing untoward. The location of the water supply can be identified from the Isle of Man Water and Sewerage Authority's records. The exact location should be identified on site.
Drainage: A services search has revealed that there is no public drainage within the site or surrounding area.
MEA: A services search has been carried out and has revealed nothing untoward. The location of the electricity supply can be identified from the MEA records. The exact location should be identified on site.
Manx Telecom: A services search has been carried out and has revealed nothing untoward. The location of the telecom supply can be identified from Manx Telecoms records. The exact location should be identified on site.
Manx Gas: A services search has been carried out and has revealed that there is no gas supply within the site or surrounding area.
The drawings being submitted as part of this planning application are listed below:
| Drawings prepared by McGarrigle Architects Ltd: | ||
|---|---|---|
| 1749.01. P-01 | Location Plan | August 2013 |
| 1749.01. P-03 | Plans and Elevations of Existing Dwelling (To be Demolished) | August 2013 |
| 1749.01. P-04 | Proposed Site Plan | August 2013 |
| 1749.01. P-05 | Proposed Plans and Elevations | August 2013 |
| 1749.01. P-06 | Proposed Site Sections | August 2013 |
| 1749.01. P-07 | Proposed Tree Protection Plan | August 2013 |
| Drawings prepared by WGS Ltd: | ||
|---|---|---|
| 13TS004 - 01 Rev.A | Existing Site Survey | August 2013 |
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