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Cornerstone Architects 79 Parliament Street Ramsey IM8 1AQ
Tel: 810810 Fax: 810811
Proposed New Dwelling at Fern Lea Ballakilley Hill Bride Isle Of Man IM7 4AT
DESIGN STATEMENT LOCATION: Fern Lea Ballakilley Hill
Bride
Isle of Man
IM7 4AT
PROPOSAL: Proposed New Dwelling APPLICANT: Mr Daniel Potts DESIGNERS: Cornerstone Architects
This Design and Access Statement should be read in conjunction with the following drawings submitted as part of this application for full planning approval:
• Cornerstone Architects Drawing 3286/23 100 - Location, Existing & Proposed Site Plans and Proposed Plans, Elevations & Section
Introduction This Design and Access Statement supports a detailed Planning Application for consent to construct a new dwelling house on a vacant plot of the property formerly known as Fern Lea in Bride.
Planning History PA 08/01339/A – Approval in principle for the erection of a replacement dwelling. Permitted 25th September 2008 PA 12/01349/B – Erection of a dwelling to replace former dwelling. Permitted 6th November 2012 PA 19/01437/B – Erection of a dwelling with associated parking and vehicular access. Permitted 20th January 2021 – Note that this application was made for previous owners of the site, the new owner has different needs.
Design Statement The Site:
The application site of “Fern Lea” comprises a triangular parcel of land situated within the predominantly residential area of the village of Bride. An uninhabited residential dwelling formerly occupied the site, but this has since been cleared for safety reasons. The site is bounded to the east by the A10 with an existing vehicular access towards the southern section of this boundary. The north-west and south-west boundaries are elevated from the main body of the site and lined with vegetation. The site generally follows the slope of the road, falling from south to north. The raised north-west and south-west boundaries create a recessed site set in a hollow that is overshadowed and dark for much of the day. Maximising the use of the available light should be considered essential for development of this site. Adjacent properties to the north, south and west are all in elevated positions relative to the site.
Image of cleared application site from south-east corner
The site has historically been occupied for residential use and this application seeks the approval for the erection of a new residential dwelling on the now vacant plot for the elderly relatives of the applicant who lives in the adjacent property of “The Grange”. The granting of approval for this proposed dwelling would enable for close supervision and support of family members to be provided at home within the village rather than requiring state care and assistance. Ultimately this will allow the family to remain in their home for longer and the proposal ensures a lifetime opportunity exists. The design allows for integration of disabled facilities when they are required.
The internal accommodation has been designed to offer an open plan and fully accessible layout that is suitable for the needs of the elderly occupants. Flexibility to adapt to rapidly changing needs of the elderly users is paramount and this is to be incorporated within both the proposed layout and construction of the dwelling. The building structure is to ensure that internal walls are not loadbearing to allow for internal alterations to be accommodated freely if necessary. The open plan ground floor living space also allows for the introduction of a ground floor bedroom accommodation to be introduced in the future should mobility and accessibility of the users require.
The nature and location of the site necessitates that large, glazed openings are required to allow for the infiltration of natural light to the internal spaces to ensure the wellbeing of the residents is protected. The shaded nature and topography of the site limits much of the potential natural lighting to the road facing east façade and from above via the inclusion of roof windows.
The siting of the proposed dwelling footprint is over the position of the former dwelling on the site and is also reflective of the previously approved dwelling under PA 19/01437/B. The vehicular access within this proposal remains the same as that previously approved under this application located to the south side of the proposed dwelling.
The rear and north side of the property are to be laid to grassed lawn providing essential external amenity space for the residents within the limited site curtilage. Mature vegetation to the north-west and south-west boundaries is to be retained to offer privacy and screening to and from the neighbouring properties.
The new dwelling will be accessible to disabled persons to meet the requirements of Approved Document M of the Building Regulations.
The proposed form and appearance are heavily influenced by site factors and the needs of the residents to ensure that the internal spaces are usable, flexible and promote a healthy environment to live within. The proposal deviates from a traditional form in order to accommodate these important aspects and rather follows a more modern approach to the overall construction and appearance.
Large east facing openings ensure that the available natural light to the site can flood deep into the internal spaces to create a light and airy internal living space to both ground and first floors.
A mono-pitch roof reduces the overall height and mass of the property and minimises the visual impact that this development would have upon the adjoining properties. This is greatly reduced from the previously approved dwelling which has a traditional pitched roof
and higher ridge. This roof proposal also permits the introduction of glazed rooflights that maximise light ingress deep into the rear of the proposed dwelling.
The building vernacular within the immediate locality of the site is mixed and offers an eclectic mix of architectural styles, materials and form that are in contrast to the traditional vernacular:
Image of Ellan Thie located 30m north of the site on the opposite side of the A10 incorporates a material plette of timber cladding and metal roofing.
Image of Bride Tea Rooms located 60m north of the site on the opposite side of the A10 is of basic form with pebbledash finish and tiled roof.
The adjacent Ayre View housing estate 20m south west of the site includes recent refurbishment incorporating smooth render finish, tiled room and enlarged roof light openings.
Materials are to be kept simple and reflect those already present in the immediate environment. Smooth rendered external walls provide a crisp finish reflecting the recent refurbished public sector housing estate to the south. The shallow pitch standing seam roof and large rooflights and window openings take elements from both Ellan Thie and Ayre View. The overall appearance provides a modern aesthetic that whilst not a traditional appearance, enhances the already varied surrounding buildings.
Modern development located at the Dog Mills approx. 2 miles south of Fern Lea incorporates modern design and materials within a countryside setting.
Surface water drainage from the proposed development is to discharge to soakaway within the site curtilage to the rear of the proposed dwelling.
Foul water from the proposed development is to be connected to the existing foul water drainage system with connection into existing manhole 8001 located in the A10.
The dwelling is proposed to be constructed using modern construction methods to meet and exceed the current building regulations requirements for energy loss and consumption. A highly insulated masonry construction is anticipated. An electric boiler is to be incorporated as the primary heating source. Design and orientation of the proposed dwelling, construction materials and heating source all contribute to a sustainable design working towards the Isle of Man’s climate change plan to reduce carbon emissions.
The intent and guidelines of the ISLE OF MAN STRATEGIC PLAN 2016 have been adopted, in particular:
Strategic policies 1 & 2: The proposed development is located within an existing sustainable settlement and can utilise existing infrastructure, facilities and services. Development would be within the Bride village curtilage, this also supporting Housing Policy 4.
Spatial Policy 4: The proposal makes use of an existing site situated in a village identified within this policy, utilising existing infrastructure and transport networks.
General Policy 2: The development is located primarily within the existing village, supporting new development, and is in accordance with the land use zoning and principles of the Area Plan. The proposal respects the site and surroundings without adversely affecting the mixed character of the surrounding landscape or townscape.
Transport Policies 4 & 7: Parking provision meets with the current Department standards and includes for two external car parking spaces within the curtilage of the site. The existing site provides vehicular access to the A10, with this access being improved within this application and reflective of previous approvals. This, together with the close proximity of relatives for care and supervision, supports the intent of Strategic Policy 10.
Bride Village Study: The Bride Village Study Planning Circular 14/91 identifies the applicant site as residential land use with a building of architectural interest. This building has been removed with permission since the study document was published for safety reasons with the site now vacant. The form of the proposed building adopts the rectangular shape with white rendered walls, however, the form of the roof proposed deviates from the study recommendations and reflects the specific constraints of the site. It is important to lower the overall height of the building to reduce the visual impact of the dwelling on the surrounding properties whilst permitting natural light from above into the proposed dwelling. The site occupies a sheltered and shady location which is imposing in itself albeit in a prominent position within the village and presents a design conundrum – should we look at the needs of the occupier of the proposed dwelling and design a property which meets modern standards and is dark, squat and bulky or do we take a fresh approach and look at a modern interpretation incorporating sustainable practices. The treatment of the main façade adopts a symmetrical appearance, to make the most of the limited natural light available the window openings are large maximising natural lighting into the building interior. Modern standards of car parking are provided within the proposal whilst being discreet, no garage accommodation or road facing garage doors are proposed. It should also be noted that the Bride Village Study is 32 years
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