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2000598
March 2020
Prepared by:
Ellis Brown, Architects
12 Strathallan Crescent, Queen's Promenade, Douglas IM2 4NR
Port Erin Commissioners advertised an expression of interest for proposals for works to the Cosy Nook site located at the Northern end of Shore Road.
The brief was to review the existing site and the buildings upon it, review the existing use and develop proposals for the regeneration of the site and facility.
In response to this, a presentation was made to the board and Ellis Brown Architects were commissioned to further develop the project.
The Cosy Nook site is a well-known beach front venue that has in the past served beach users and promenade visitors alike for years gone by. The client wishes to maintain and build on this, being outlined in the brief to include that the proposal is: -
The site is located at the Northern end of Shore Road, bounded by the beach to the West, and open space areas locally known as the "Brooghs" to the North and East.
The "Brooghs" to the East are steeply sloping and have paths that traverse the slope adjoining the site to the upper promenade. They are similar to the North, but as the space is wider the area is less inclined.
The "Brooghs" are owned by the applicant, the beach being leased from the Department of infrastructure. The car parking and wall / railings to the south are owned by the Department of infrastructure also.
The area to the North is currently used for boat storage under a licence agreement from the Commissioners, which has recently expired. The boats are due to be relocated.
This area to the north is also shown as "white land" on the current area plan – on "The Area Plan for the South Map 7 Port Erin/Port St Mary/Ballafesson" of 2012.
To the West of the site a lighthouse is located on the beach, with a navigation light situated at the upper promenade level above. These are proposed to be preserved and unaffected by the proposal.
The site is accessed from Shore road to the South, which is an adopted road, that links the site to the main Port Erin promenade to the south, at its' junction with Strand Road.
The existing structure is one of a traditional Manx cottage style that is perpendicular to the beach in its orientation.
The main outside seating / terrace area is to the south of the structure, with views directly south and west – over the beach. A small service yard and access is to the North of the existing structure.
The structure has been subject to several additions during its lifetime, the most prominent of these being the single-storey flat roof rectangular area to the south at the side furthermost from the sea. This area has been added to provide additional kitchen, food preparation and servery areas, that have sustained the use for the most recent of years.
The original structure is 2 storey and has a split level internally which is largely set below the level of the identified flood level of 100.00. The flood map information is provided courtesy of the Dol / MUA which identifies area that are at risk form flooding in times of high tide / storm surge conditions.
Although 2 storeys, the ceiling heights are very low and being split-level the existing building is very difficult to navigate around for those with limited mobility an impossible if wheelchair bound. The existing building offers only 38 sq m of internal café space, and 125 sq m of external space both areas being difficult to access due to the changes in level. The external space, as most areas in such beach front locations suffer from problems such as seagulls around where people eat.
There are no WC facilities within the building, toilets are currently provided by an external toilet block. This block is a later additional and again has accessibility issues with no disabled or baby change facilities
There was a small terrace are to the East built into the "broogh" but this has subsequently been removed due to stability / safety issues.
The main external terrace is set over a variety of levels – with small and irregular steps across it – resulting in a difficult environment for users of limited mobility and wheelchair access.
The site falls in an area that has been identified as a Proposed conservation area. This was originally proposed in 2006 and its extent was revised in 2009, but to date this proposal has not been developed into an actual conservation area.
The Draft Conservation Area Character Appraisal document prepared for the Department of Local Government and the Environment (July 2009), reviews the village of Port Erin.
This document makes reference to buildings that have a positive and negative impact / contribution to the area. The Cosy Nook is referenced at pages 23 and 24.
It outlines the building as having traditional features and being of the most complete of their type in the proposed conservation area, with a positive contribution to the proposed conservation area.
However, it should also be noted that this document is now some 10 years old and is now outdated. The document makes reference to the Marine Biological station at the most South westerly end of Port Erin Bay, a building that has subsequently been granted Planning Approval for its demolition and replacement with a mixed-use development.
The existing structure has been modified and extended as discussed previously. The condition of the building has deteriorated significantly in recent years, with maintenance and upkeep becoming increasingly costly. Various elements have been replaced with modern alternatives (roofing elements) and the building suffers from significant damp ingress. Its situation at the base of the Brooghs exacerbates this and would be difficult to remedy.
The Structural conditions survey was carried out and reported in June 2019, a copy of which is submitted as part of this application.
In summary this outlines various elements of the structure, the roof, walls and floors. It also provides commentary on the services in the building, the layout and the elements that would be required to be replaced, due to being beyond their serviceable / expected life span.
The most recent long-term tenant has vacated the site, and most recently there has been catering provision made in the form of a mobile unit. (catering trailer). This option was chosen as a short-term solution as the re-occupation of the building would have involved extensive work and expense to enable it to use as it was formerly. The client felt that a short-term use was appropriate while the long-term use of the site was investigated further.
That investigation and assessment has led to the preparation for this proposal and application for the site.
In line with the clients' brief the proposal looks to provide a facility that can add to the local environment and provide additional facilities to the busy beach area and foreshore of Port Erin.
The potential to retain the building was investigated. This was done considering the local opinion to the facility being generally very positive, as a popular and well used venue in the past.
However, as the structural survey and conditions survey documentation outlines, the building is in a condition that would require considerable investment to retain. The retaining of the building also presents significant challenges to the potential end user in that its current arrangement is not user friendly – for either proprietor or visitors alike, particularly those of limited mobility.
The buildings overall fitness for purpose was considered unsuitable and couldn't be easily adapted to suit the proposed use of and accessible café and restaurant facility. This led to the option to replace the building by redevelopment was further explored.
This presented an opportunity to look at a purpose designed facility to be investigated. This purpose would cover the use of the building and the site as a daytime beachside venue, a facility that could offer an extended use of an evening restaurant and be a destination point of its own, and ultimately be a modern fresh building that was accessible to all.
This is a key focus of the client as Port Erin commissioners place disabled access and provision to be a priority.
The challenges of the existing services, drainage in particular, have led to the design being raised to a new floor level of 101.00. This allows the building to utilise the existing services, in a way that is more acceptable the modern standards and requirements.
The added benefit of raising the building means that the risk of flooding and tidal surge is addressed. To further protected the building from these risks, the front wall to the beach is proposed to be raised, whilst still providing a view out seaward over the beach. Temporary / removable flood barriers are proposed at the access points to the beach, namely the steps at the north side of the terrace and the ramp at the south side. The wall is proposed to be at table height, with a glass screen to the top provide protection from the beach for visitors to the terrace area, whilst maintain the outlook.
To the south of the terrace area a ramp has been designed to afford wheelchair access to the beach. The client is in the process of procuring some wheelchairs specifically designed for beach and foreshore use, and the inclusion of this ramp allows that access to be safe and well thought through.
The ramp area is to include a water feature with seating, that will include a shower area for beach users to rinse away sand and salt-water from their time on the beach. The beach is well used for water sports – so this provision adds a further facility for these users.
The materials have been chosen to ensure the building has a modern look with a hint of 1930's Art Deco styling.
The areas afforded by the proposal are that there will be approximately 250 sq m externally. As the new external areas are level, they will be much more usable, but also allow temporary
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canopies to be set out during the season, which will provide cover from seagulls as well as shade when required.
The proposals offers approximately 230sqm of internal café space, which again are level and accessible. This allows visitors to take shelter / shade dependant on conditions, and also with internal spaces to be utilised for private function, having the ability to close them from the elements when the weather is inclement.
The proposal is to have large areas of glazing to ensure the spectacular views of the beach and beyond are captured, both during the day and in the evening.
The views from the space internally and the balcony will be far reaching and a real attraction to the area, bringing in much needs opportunity to a proprietor of this service industry.
The client wishes for the building to be as sustainable as possible to maintain its environmentally conscious approach to the future of their property stock.
Additionally, this ensures that the facility is attractive to potential proprietors for a running cost perspective. A quality operator will ensure an attractive venue, thus fulfilling the purpose of the proposal.
The building is proposed to be served by a mix of Air Source Heat Pumps, Solar panels and small wind generators/ turbines
The Air Source Heat Pumps are proposed to be sited on the rear of the building facing the "Brooghs" and not on the primary elevations. This location ensures that they are safely accessed for maintenance. An alternate / additional area for these has been identified at the north side of the site, which could be utilised should capacity requirements dictate.
The small but unobstructed area on the top of the second floor (tower element) is proposed to have Solar panels to capture energy utilising PV technologies. Locating these units on the flat roof behind the small parapet will ensure that they are discreet when viewed from the beach Shore Road and terrace levels. They would be visible from the upper promenade level.
The site is already served by main services so new services would not be required.
The building is proposed to be illuminated so as to enhance the visual appearance in the evening. It would be proposed that this is done sensitively considering neighbours in particular this adjacent at St. Catherine's Terrace. However, these properties do not face the proposed building so intrusion would be minimal or negligible. They could be time controlled to ensure that the disturbance to neighbours in the apartments at the upper promenade level is minimal.
The client already provides water bottle refill stations in the village and an additional unit is intended to be included at the proposal site.
Vehicle charging points are also located around the village, and an additional space and charging point is proposed to be installed.
These add further to the clients' desire to have a positive impact on recycling both consumables such as plastic waste, and minimising conventional use and promoting and assisting in electric vehicle use. The client operates some fully electric vehicles as part of its fleet.
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