Meary Voar Design Statement

Design Statement

For

Demolition of Existing Outbuilding and Erection of New Swimming Pool, Gym, Spa, Staff & Office Accommodation

At

Meary Voar, Arragon, Santon, Isle of Man, IM4 1HJ

For

Mr John & Mrs Pat Moore

January 2015

Kay Associates Ltd Chartered Architects

Contents

1.0 Introduction 2.0 Planning History 3.0 Architect’s Design Statement 4.0 Economic Development Benefits 5.0 Appendices

1.0 Introduction

1.1 Scope of Application

.1 This application encompasses the demolition of the existing two-storey Manx stone out-building located adjacent to the existing dwelling at Meary Voar, Arragon, Santon, IoM, and the erection of a high quality leisure complex with staff accommodation and office facilities together with the amendment of the site levels and walls in the area to the North of the building.

1.2 Existing Buildings

.1 The existing Meary Voar property consists of a large dwelling approved in December 2005 under PA 05/01851/B and PA 07/00107/B, and constructed over the following three years. The property has a footprint of approximately 483 square metres, and is built in a 'Neo-Georgian' style (see Photo 1 in Appendix A). The house is substantial and sits comfortably in the landscape in an area of the Island with a number of other such substantial houses in extensive grounds such as 'Arragon House', which is situated some 500m to the North-West and 'Arragon Moar' which is situated some 2km due West.

.2 To the East of the existing house is a collection of out-buildings consisting of a traditional two-storey Manx stone former barn (see Photo 2 in Appendix A) together with a single-storey Manx stone building which sits at 90 degrees (see Photo 3 in Appendix A), and two large agricultural sheds (see Photo 4 in Appendix A).

.3 The existing two-storey Manx stone out-building has an established use as staff accommodation and offices associated with the main house and the running of the farm/estate, but these have been vacated due to their dampness. The single-storey out-building houses the boiler and other plant for the dwelling and the ancillary buildings.

1.3 General Site Characteristics

.1 The area of the application site which is bounded in red on the application drawings is approx. 31,709.68 square metres (3.171 Hectares), (7.83 Acres) in area. The area of land also within the ownership of the applicant extends to a further 790,403.09 square metres (79.04 Hectares), (195.32 Acres) and is bounded in Blue on the application drawings.

.2 A topographical survey has been carried out on the site, and is included in the package of application drawings. From this survey it can be seen that the area of the overall site where the application is situated ranges in level from approximately 33.90 metres at its North-Western point, falling to a level of around 30.00 metres on the lawn area to the South of the proposal. The land continues to fall as it travels further South from this point, down to the coast where it is at a level of approx. 16.50m.

.3 The application site is situated in the Arragon area of Santon, to the South of the A25 Old Castletown Road and immediately West of Santon Head. The property as a whole bounds the coastline for much of its' Southern boundary, with land of the Arragon House estate to the West and farmland under various ownerships to the North and East.

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.4 Vehicular access to the site is gained via a private road from the A25 Old Castletown Road running through the Arragon House estate to the North-West. A further vehicular access is available from the North also connecting to the A25, but running adjacent to the Meary Veg treatment complex. The existing site has parking for up to ten vehicles for the main dwelling, together with space for further vehicles around the other existing buildings.

2.0 Relevant Planning History

2.1 Planning History

.1 The application site has been the subject of a number of planning applications since 1991 which are as follows;

91/00728/B - Construction of conservatory - Permitted 91/00727/B - Renovations and extension - Permitted 94/00317/B - Re-development of farm - Permitted 94/01641/B - Erection of agricultural building - Permitted 99/02328/B - Erection of agricultural building - Permitted 02/02242/B - Alterations and extensions to dwelling - Permitted 05/01850/B - Erection of two agricultural buildings (one for dairy / suckler unit, one general purpose building), relocation of one building, modified to form machinery store / workshop and two bay extension to main barn and works to extend concrete yard area and erection of sludge tank - Permitted 05/01851/B - Erection of new dwelling to replace existing dwelling and extension to out-building to provide storage and boiler room - Permitted 07/00107/B - Increase to the size of first floor windows and creation of two french windows to south elevation - Permitted 11/00962/B - Erection of a replacement building to provide living accommodation, office accommodation and swimming pool - Withdrawn 11/01715/B - Erection of a replacement building to provide ancillary office space, storage areas, guest accommodation, gymnasium and swimming pool - Permitted 13/91394/B - Creation of a single pond from three former ponds (Retrospective) - Application Withdrawn 13/91438/B - Quarry excavation works and increase to residential curtilage (retrospective) - Application Withdrawn 13/91454/B - Demolition and replacement of existing building to provide two storey residential building ancillary to main house providing swimming pool with sauna/steam room and fitness facility (amendments to PA 11/01715/B) - Application Withdrawn

.2 Of the applications listed, the three applications in 2013 (PA 13/91394/B; PA 13/91438/B & PA 13/91454/B) were all subsequently withdrawn. Of the remaining applications PA 11/01715/B is the one most relevant to the current application.

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1. PA 11/01715/B which was submitted in December 2011, was a resubmission in amended form of the previous application PA 11/00962/B (withdrawn), and sought permission to demolish the existing two-storey Manx stone out-building which was in use as staff, office and storage accommodation, and to replace it with a new building which provided a swimming pool complex including changing facilities, a gym, spa facilities, ancillary w.c. and cleaning facilities, replacement office and boardroom facilities and replacement staff accommodation. This application was approved at committee on 24th July 2012. The approval notice is included in Appendix B of this document, together with copies of the approved plans and elevations.

3.0 Architect's Design Statement

3.1 Existing Building

1. The existing building situated on the site of the proposal consists of a two-storey former barn with an existing use for staff/guest accommodation, offices and storage facilities. The building is relatively large and takes a traditional form, being constructed in Manx stone with a pitched slate roof. (Refer to photo's 2, 5 & 6 in Appendix A of this document) The building is, however, damp which has led to the building being vacated, the office staff currently working within some of the ground floor rooms of the dwelling, with desks in various rooms of the property.

1. The existing building will be demolished and the Manx stone will be retained on site for re-use in the application proposals. Any materials not suitable for re-use in the facing of the walls of the proposals, will be used within the make-up of the levels or within the landscaping, as will any arisings from the excavation for the swimming pool and foundations, such that no material will leave the site as a result of the application.

3.2 Extant Planning Approval (PA 11/01715/B)

1. The applicant has a valid planning approval for the demolition of the existing building and its replacement with a larger three-storey leisure complex with staff and office accommodation.

1. Whilst the approved application provides much of the accommodation required by the applicant, certain elements of accommodation had not been included in error, these being the provision of mess facilities for the farm/grounds staff, essential ventilation plant facilities required for the swimming pool and spa facilities, and a fully disabled accessible lift. It is also the case that the approved scheme was not attached to the existing dwelling, requiring anyone wishing to go to and from the swimming pool, spa, gym and other facilities to go outside, making the use of the facilities inconvenient in inclement weather.

1. In addition to the above, during the course of seeking a quotation for the construction of the approved application from a local contractor, the applicant also became aware that the floor to ceiling heights in the approved scheme are very low, well below what would be considered acceptable in general use. As a result of the above, the applicant sought to rectify these issues in an architectural approach which was also more in keeping with the visual appearance of the main dwelling.

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3.3 Relevant Planning Policy

The 1982 Development Plan

1. The site is not covered by any local plan, therefore the 1982 Development Plan Order is the determining document in terms of land use. The site is identified as being within an area with a general designation of High Landscape or Coastal Value and Scenic Significance. The site also lies close to the area identified on the 1982 Plan for restrictions in building heights for air safety reasons.

The Isle of Man Strategic Plan 2007

1. The application site is located outside of any area specifically zoned for development, therefore General Policy 3 of the Strategic Plan may be considered relevant. From a review of sections (a) to (h) of this policy, the proposals do not fall definitively into any of these policy sections. However, the application seeks approval for the replacement of a substantial existing building, and in addition there is also an extant planning consent (PA 11/01715/B) for the replacement of the existing building with a large leisure complex with staff and office accommodation similar to the proposal. As a result, we believe the principle of development to have been established, and therefore it is a case of an assessment of the impact and suitability of the visual appearance of the proposals.

1. Strategic Policy 1 of the Strategic Plan states;

'Development should make the best use of resources by;

(a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials;

(b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standard; and

(c) being located so as to utilise existing and planned infrastructure, facilities and services.'

The proposals are located on the footprint of the existing building and as such make use of previously developed land. In addition, the materials from the demolition of the existing building will be retained on site, the face walling stone to be re-used, whilst other masonry will be crushed for re-use in the amendment of levels adjacent to the proposals. As a result, we believe the proposals accord with the requirements of Strategic Policy 1.

3.4 Pre-Application Consultations

1. During the design process, the applicants architect has carried out consultations with;

Ms Sarah Corlett – 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.

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3.5 Design Approach

1. The replacement building has been re-designed to provide the accommodation required by the applicant, including the mess facilities for the grounds staff, the ventilation plant room and the lift to provide disabled access to all floors of the complex. In addition, the floor to ceiling heights have been increased, to provide accommodation which is more comfortable to use, the proposal being arranged over three-storeys.

1. The lower ground floor of the proposal houses the swimming pool, spa pool, sauna and steam room, together with the ventilation plant room, the grounds staff mess room, a bar area, and the changing rooms and w.c. facilities for the pool area. This lower ground floor level is set into the existing ground level by a little over half a metre, the external ground level to the South being re-profiled to suit, whilst to the North of the proposal the ground level is proposed to be raised to approx. 150mm below the upper ground floor level, reducing the effective height of the proposal when viewed from the North.

1. The upper ground floor of the proposal houses the Gym area, together with treatment/changing rooms, laundry and w.c. facilities. The floor level is set at the same level as the ground floor of the main dwelling, allowing level access between the two buildings via a new glazed link and orangery, which links into the existing single storey ‘pavilion’ at the East side of the existing dwelling.

1. The first floor of the proposal houses the office accommodation and the guest/staff apartment accommodation, together with disabled w.c. facilities, all of which are made accessible to disabled users via the lift.

1. The proposal generally takes a rectangular form with projecting gables to the South and North elevations. The lower ground floor level and the projecting gables to the North and South elevations are clad in Manx stone, whilst the upper ground floor is finished in self coloured render in a colour which matches that of the walls of the main dwelling. The first floor of the proposal is set within a mansard roof, finished in natural slate matching the main dwelling. This form effectively reduces the visual and effective height to two storeys when viewed from the South, and to a single storey when viewed from the North.

1. The windows and doors to the proposal are to be painted hardwood frames with sealed unit double glazing. The windows and doors will have a dressed natural stone surround, which matches both the stone type and profile of the natural dressed stone surrounds on the existing dwelling.

1. The profile of the mansard roof echoes the shape of the roofs to the two single storey pavilions to the East and West sides of the existing dwelling, whilst the eaves level of the proposal is below the eaves level of the single storey pavilions of the existing dwelling. As a result, the proposal sits comfortably within the space between the existing dwelling and the existing single storey barns, in a subservient manner to the existing dwelling.

1. Application drawing No’s P/15-01, 02, 03, 04, 05 & 06 are 3D visualisations of the proposal taken from a variety of locations around the application site. The locations of these views are indicated on application Drawing No. P/10-04, whilst the corresponding existing views are contained in Appendix A of this statement as Photo No.’s 7, 8, 9, 10, 11 & 12 respectively.

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.9 From the application visualisation drawings P/15-01, 02, 04 & 05 it is clear that whilst the proposals enclose a significant amount of accommodation, due to the efforts taken in breaking down the mass of the proposals via the choice and use of materials, the visual impact of the proposed leisure complex is minimised, such that the existing dwelling is still the dominant architectural element.

.10 Drawing P/15-03 indicates the view of the proposals from the course of the public footpath to the North of the proposals. This view shows that the proposals are essentially single-storey in nature, the upper floor accommodation being located within the roof-space behind the slate mansard roof. This visualisation also shows that the roof-line of the proposals stay in line with or below the natural horizon of the surrounding landscape.

.11 Drawing P/15-06 further illustrates the view of the rear of the proposed leisure complex and the reduced visual and massing impact as a result of the profiling of the ground levels, and the use of the mansard roof.

.12 Drawing P/15-04, the visualisation taken from a viewpoint of the public footpath to the West of the existing dwelling, identifies that the existing dwelling is still the dominant visual impact, the fenestration of materials of the proposed leisure complex breaking down the mass. The image also identifies that even when the trees within the area have no leaves in winter months, the visual impact of the proposals are minimal.

3.6 Highways & Transport

.1 The existing property has two vehicular access routes to two existing junctions with the A25, one travelling via Arragon House and one via Meary Veg. As the proposals are essentially an extension to the existing dwelling Meary Voar for use by the existing residents and their staff, the proposals will generate little additional traffic load onto the adjacent network. As a result, it is believed that the existing vehicular access to the property and the proposals is satisfactory.

.2 The existing property has parking provision for up to 10 vehicles in front of the dwelling, which is sufficient for the occupants and staff of the property. The proposed leisure complex is for use by the occupants of the existing dwelling, and the admin staff who would be housed in the office element of the proposals, attend the property at present. Therefore it is not anticipated that significantly increased parking provision will be required as a result of the proposals, other than a small number of spaces required for the 3 staff who will reside in the apartment. However, the proposals have the ability to provide additional parking for up to 8 additional vehicles immediately adjacent to the leisure complex, thus more than catering for the likely requirement.

3.7 Conclusion

.1 The proposal has been designed to be architecturally more complimentary to the existing dwelling, whilst minimising the visual impact of the development. The proposals sit comfortably within the space between the existing dwelling and the adjacent outbuilding and agricultural sheds, the ridge of the proposal being below the level of the existing dwelling and the agricultural sheds.

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.2 The application proposals are only marginally larger than those approved under PA 11/01715/B, and the applicant believes that the visual impact of the proposals are no greater, the architectural appearance being more in keeping with that of the existing dwelling.

4.0 Economic Development Benefits

4.1 Economic Benefits to the Isle of Man

.1 The proposals which are the subject of this planning application share the economic benefits to the Isle of Man identified previously at the time of the submission and determination of PA 11/01715/B.

.2 The applicant can confirm that the aircraft hangar at Ronaldsway Airport is currently under construction. The foundation pads and holding down bolts are now complete, and the steel frame is ordered and is currently in manufacture, with a date for delivery to site of early April 2015.

.3 The application proposals provide the leisure facilities required by the applicant for their own home, together with the accommodation to house the pilots for the aircraft to be located at the hangar, and registered on the Isle of Man Plane Registry, and the office accommodation for the administration of their household, aircraft and business interests which are Isle of Man Companies employing a number of people, and contributing to the Isle of Man economy.

.4 Approval of the application proposals will contribute significantly to the construction industry on the island, both from the direct employment of the main contractor, to the supply of materials, to plant and machinery hire, and following completion, for the pool, ventilation, plant and maintenance organisations required to keep the building running properly.

.5 The Property as a whole, together with the aircraft hangar, is a desirable property for high net worth individuals like the applicant, such that whilst the application is for facilities for use by the applicant, the property would always be desirable to other high net worth individuals, according with the IoM Governments stated aims to attract more high net worth investors, should the applicant at any time decide to vacate the property or leave the island. There is therefore a positive benefit to the Island in approving the application.

5.0 Appendices

APPENDIX A - Photographs of Existing Buildings

APPENDIX B - Approval Notice - PA 11/01715/B

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