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Image 7 – Showing the garage extension from another view
The owners of the property have lived there since its purchase in 1994.
They have previously made one successful planning application for a two storey extension, 96/00788/B. After consideration it was decided not to proceed with the scheme.
The scheme would have provided accommodation for a new living room at ground floor level with a spiral stairs to the first floor with access to an existing bedroom and a new en-suite bedroom.
The extension would have increased the floors area of the original building by 51% measured externally. The design of the extension would have created an L shaped plan and did not include any alterations to the existing poorly proportioned south facing windows.
Our original brief was to design a two storey extension with alterations to provide accommodation for the following:
Within our design we were to maximise natural light and the views that are available.
After analysing the topographical survey and working with various preliminary layouts we established and discussed the possible options available to our Client to provide the accommodation that they wanted to achieve. After careful consideration it was decided to design a replacement dwelling and a separate free standing garage.
We have designed a quality replacement property which is generally in accordance with policies 2-7 of the present Planning Circular 3/91.
This house has been positioned parallel to the existing house and the relationship with the sycamore trees is maintained. No trees are to be felled.
The site layout design provides a more effective use of space with a detached single garage with additional parking for three cars while substantially preserving the existing garden.
Entrance to the property is via a porch which has small windows on each side with an internal door with fixed sidelights either side. The hall is washed with natural light from the centrally located roof light and a central window located adjacent to the first floor landing.
The hall provides access to a family kitchen diner, a disabled person accessible toilet, a utility room and a lounge. The hall has allocated storage space and space below the stairs for a hot water storage tank. The lounge is to have a multi-fuel burner and the stone and lintel fire surround is to be constructed using materials from the existing house where the fire place is to be carefully removed and rebuilt. The utility room provides space for the washing machine, dryer and a new fuel efficient oil fired boiler. This room also provides a second exit with a ramped approach and level threshold to provide disabled person access.
A stairs rises to the first floor accommodation leading to an En-suite Master bedroom which is positioned to appreciate the rising sun in the east. The two children's bedrooms are ideally located to avail of afternoon sunlight. A family bathroom is provided with a separate shower tray.
The first floor landing has linen storage and provides sea views.
A stairs rises to the second floor accommodation leading to a landing with natural light and views across the central void. From the landing we have two single bedrooms and a separate shower room.
The materials specified are few and simple with natural slate roofs and rendered masonry finished in quality paint. Special attention has been paid to the proportion and form to respect traditional fenestration. See figure 1. Regular fenestration with small openings and central entrance
Normal size
Figure 1.
There are three upper front windows over a strongly stated centrally placed entrance porch to protect the internal space from the prevailing winds. The porch roof is flat but hidden with surrounding upstanding walls topped with a cast in-situ concrete copping. The porch is flanked with single windows either side.
The south facing roof has a centrally placed conservation roof light with a quaintly sized dormer window either side. Details include verge slabs on the gables and the kneeler stone feature.
The chimney stack and gable proportions are based on the square grid. See figure 2.
Figure 2
Proportion of chimney stack based on square grid.
The existing chimney pots are to be re used and a weather corbel course is to surround the stack.
The gable windows are smaller than the main elevations and set at a different level. The reveals of the windows line with the side of the stack.
Garage
The free standing garage is finished in materials to match the new house.
We have designed a replacement house using modern materials and which is specified to be highly insulated while using fuel efficient appliances and respecting the traditional form of the Island rural buildings and features.
The proposal, if approved, for the existing dwelling to be demolished and replaced with a new home will provide the owner and his family to live on a site where they have lived since 1994. The new house would provide sufficient accommodation for the family to progress and develop.
The house, if constructed should be a welcome addition to the traditional housing stock of the Isle of Man. The house will be seen when travelling north on Ballakilpheric Road, and may be mistaken for an original house and not a replacement. It could even be mistaken to having been constructed for an early eighteenth century prosperous Manx merchant considering its location to Castletown. The photograph was taken in Castletown, c1890's which shows two houses in the centre which are similar to the proposed house. See figure 3.
Figure 3
We have designed the house with the brief provided for accommodation to provide a family home and have been very conscious of the additional increase in floor area.
We have calculated the area of the existing and proposed house on the following basis: This gives an increase of 139%.
Housing Policy 14 states the following:
> "Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91 (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in generally, new fabric should be finished to match the materials of the original building.
> Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design and or siting, there would be less visual impact."
| Existing House | |
|---|---|
| Ground Floor measured externally (includes porch & attached garage) | 62.4 sq m |
| First Floor measured externally | 46.8 sq m |
| Total | 109.3 sq m |
| New house | |
| Ground Floor measured externally | 108.4 sq m |
| First Floor measured externally | 104.6 sq m |
| Second Floor (width measured @ a height of 1.5m above finished floor level) | 48.7 sq m |
| Total | 261.7 sq m |
In summary it is our belief that this replacement dwelling should be supported for the following reasons:
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