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1401451
This application follows consultation with both Colby Commissioners and the Planning Department Southern Area Team.
A larger scheme to extend Mines Cottage to include a building using the disused mine adjacent to Mines Cottage was refused at Appeal in 2012. A new design was developed using reference to the Planning Inspectors report when the Mines Cottage was approved. This was submitted to the South Area Team in April 2014 and received a favourable response by email on 21 May 2014. (Appendix A)
The design then used a catslide roof glass link to link the existing house to the new extension. This proved difficult to develop when a toilet was added in the entrance area to make the building compliant regarding accessibility. An intermediate scheme was developed but not submitted.
The present scheme was developed from that, once it was accepted the link should be redesigned with a level ridge allowing the stair to be reconfigured and the toilet accommodated. This forms the basis of the present application, which has also been extended forward on the South elevation to allow an additional bedroom. This also provides a central feature on the South elevation to form a more balanced elevation. Although this elevation is not immediately visible locally, it could possibly be seen from a distance as part of the overall setting of this area, and in any case is visible from the lower part of the land holding and the buildings below it at Ballasherlogue Farm.
The final design has also been commented on by the Southern Area Team who have asked that we submitted a Architects Statement regarding how we considered the present design should comply to 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).
Ashley Pettit Architects James Place Victoria Road Douglas IM2 4HD
Tel: 01624 624307 Fax: 01624 628854
Mines Cottage is a traditionally styled property. The Planning Inspectors report from the Appeal is very specific about where modification would be permitted, indicating a porch style addition on the South Elevation would be acceptable but no additions should be made to the ends or the North Elevation where they would be visible.
Our design extends the porch idea forming a link to a second building - whilst keeping the appearance, form and appearance of the existing property.
The new extension is designed to be the same proportion as the existing building, but to be submissive to it, being set into the slope of the land. This results in a building of equal size, which, whilst representing a greater than 50% increase in terms of floor space, does produce a very satisfactory relationship with the existing building.
The additional size is justified because:
The final building is not oversized but produces a very satisfactory four bedroom house which is set in a large landscape and very similar to other surrounding houses. It is not over developed.
We feel these circumstances justify exceeding the 50% policy.
Ashley Pettit. 20 December 2014
Mines Cottage (also referred to as Ballavayre Cottage) was abandoned in the 1940 and became a ruin covered in ivy. It was given approval to be restored as a small cottage in Oct 2007 at Appeal by the inspector although the Planning Committee had decided to refuse the application over concerns that the restored cottage would be very visible. Referring to Housing Policy 13, the inspector considered the new access could be formed so that vehicles could be hidden by some additional planting and new walls and conditions could be applied to control visibility to an acceptable level. His recommendations included that a further application for reserved matters must demonstrate 'that the cottage will have minimal alterations to enable it use as permanent residential accommodation'. He suggested a porch on the front elevation may be acceptable but that no alteration to the rear elevation would be as that is the elevation most passersby will see and which should remain as intact as possible. Any changes in level should consider the structural integrity of the building.
All the reserved matters were addressed in a full application submitted Nov 2008 and approved Jan 2009. Drawing 08/107/02 showed a residential curtilage including a drive on the boundary with the adjoining field roadside (we are not sure that is exactly what the inspector considered suitable in his report). The conditions refer to the drawing and restricts any further building on the site other than those expressly authorised by the approval.
The site was sold together with the Mill and the new owners installed services to both properties and reinstated the cottage anticipating they would then work on the Mill. Circumstances have changed and they are on longer able to complete the Mill conversion.
An ambitious scheme to build a low energy building on the footprint of the disused mine has been refused at committee and appeal. A new scheme to convert the mill has been approved.
The scheme for the mine sought to reinstate the old access to the mine spoil heap. This still exists by the mine and would bring cars onto the site out of sight of passersby on Ballakilpheric Road. We think this is a more attractive approach and offers an opportunity to realise the intention of the inspector in the first approval. However this is not fundamental to the proposed scheme.
The Inspector also required reserved matters to confirm that it was possible to make the building habitable with minimum intervention. We suggest that whilst this has been achieved, that the accommodation could be greatly improved by a further extension. The inspector in paragraph 14 saw 'public benefit in securing the reuse of its built fabric, which is still reasonably sound'.
The inspector was also concerned that the rear elevation be unchanged as this was the most visible part of the building. Our proposed extension sits lower than the original building and is completely hidden behind it from Ballakilpheric Road.
The inspector was also concerned that the original elevation be mostly unchanged whilst accepting a porch maybe be acceptable. The proposed scheme creates a glazed link old to new keeping the old elevation except for altering the central upper window to a doorway.
By taking the staircase out into the new link room has been made in the old building for a larger bedroom and kitchen dining room.
The new extension excavates the soil taking advantage of the slope to make a new kitchen, bathroom and bedroom. The kitchen is set lower in the landscape but still enjoys the spectacular sea views. The bedrooms have windows facing the wooded area by the stream. The new building can be kept fairly simple and therefore traditional in appearance.
Early discussions with the planning officer when developing the ideas for the previous scheme for a larger building on the site explored the idea of positioning a extension so it was not visible from Ballakilpheric Road.
Colby Commissioners have indicated a preference for traditional building materials and design.
The decision was made in 2007 to allow the building to be reinstated to reuse the existing fabric. This application seeks to add sufficient accommodation to make the building more viable whilst retaining the original fabric.
The complete building offers 3 bedrooms, two bathrooms, ground floor WC, kitchen dining and living room - which is an average specification for modern houses.
The new building sits comfortably in the existing landscape, without being more visible than the derelict building that was the original concern of the Planning Committee when refusing the first application.
The original elevation facing the road is unaltered and the screening suggested by the inspector at appeal has been added.
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