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11 Harris Terrace is an end of terrace property which in 2002 became a registered building along with the remainder of the terrace.
At the time of its registration the windows at Ground and First floor levels had already been replaced with pvc casement windows, and since then the windows at second floor level have been replaced in a similar manner. The entrance door and fanlight over are still original
Whilst at second floor level some internal alterations/restoration works have previously taken place the property has been unused for many years.
Elements of the property such as the rear annex and the western boundary wall that abuts the higher level lane to the rear of Bucks Road are in an extremely poor state of repair to the point where removal/replacement is the only viable option
However, whilst particular elements of the building are in a poor state of repair and whilst many of the original features within the main house have long since been removed, the structure of the main building is still sound and worthy of refurbishment.
The current owners who purchased the property in 2010 are aware of its registered building status and would like to bring the property back into use in a sustainable manner.
Due to the extensive works required to the rear annex and to the boundary, restoring the building for use as a single residence is not economically sustainable, so with historic importance and sustainability in mind the applicant is seeking permission to convert the existing property into 3no tastefully laid out two bedroom apartments fit for 21st century living
Whilst Harris Terrace as a whole is of historic importance its “front facing back” relationship with Christian Road and the adjacent shops in Bucks road means the general outlook form the front of the property leaves a lot to be desired
From a health and safety point of view reconstruction of the western boundary wall is both essential and urgent, and the condition of the rear annex is such that demolition is the only viable option
Replacement of the rear annex with a tastefully designed two storey annex to facilitate appropriately proportioned apartments with an energy efficient structure and better outlook over tastefully landscaped courtyards at low level and the more appropriate open aspect of the rear views at the upper levels is therefore proposed, together with reconstruction of the boundary wall with a courtyard style car parking arrangement that empathizes with its location.
The key advantages of flipping the apartment layouts to create rear facing apartments include:
As can be seen from the plans and photographic survey only very minor adjustment of the existing traditional elements are required (such as the removal of a door but retention of its frame and architraves) ...the intention being to not only retain as many of the traditional elements as possible but to also replace non-traditional elements such as skirting and architraves with traditional style elements to achieve a more coherent traditional look throughout. This will include re-use/ re-instatement of the existing traditional internal doors wherever possible (subject to agreement with the fire officer regarding fire resisting upgrades)
With regard to the rebuilding of the annex, consultations have taken place with the neighbor regarding the dividing wall and her preference for it to be retained and built on top of rather than replaced has been taken into account in the final design.
Due to the North/South orientation of the dividing wall the increase in height will cause no overshadowing to the neighboring property and if the neighbor affords access for the applicant to keep it painted in a light masonry paint finish the increase in height will actually be of benefit to the neighbor as the lighter surface will better reflect the morning sunlight
With regard to the car parking, this has been tastefully designed to reflect traditional open ended stable type accommodation albeit that the manx stone wall that would previously have followed the retaining wall to the lane will now follow the front line of the garaging at ground level to facilitate uncovered parking being created at the upper lane level.
We are aware that previous attempts to create garaging have failed in the past but nevertheless we believe car parking abutting the retaining boundary is in keeping with whatever may have been there in the past in that there are pockets within what remains of the original wall to suggest that accommodation abutted at least part of this boundary at some point in the past.
Also, the car park traversing the triangular corner provides a positive contribution to the street scene as a whole as it facilitates this otherwise unsightly and difficult to manage part of the site to be tidied up in a manner that generally enhances this end of the registered terrace.
As this is a town centre location one car parking space per apartment meets the needs of the strategic plan so in addition to the above the two tier parking arrangement as proposed contributes positively to the scheme and the area as a whole in that it:
RB 210 highlights Harris Terrace’s strong sense of early Victorian Douglas being the key feature that resulted in the properties being registered, the door case and fanlights being the main feature of the flat fronted rather plain front elevation being the main external element worthy of mention
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Externally the proposals seek to preserve and enhance its prominent end of terrace location and the ethos of the Terrace as a whole through sensitive restoration of:
Whilst there appear to be no formal records of what the stables looked like the reuse of the original manx stone with etched stones incorporated in key visual locations and the introduction of courtyard style hardstanding will undoubtedly enhance the overall appearance and provide the "completed look" which has been missing from this historic terrace for far too long
Whilst the new walls of the rear annex have been "straightened" and a second floor with flat roof added in lie of a lean too roof, we believe the simplistic form of the replacement annex with its plain parapet and simple french doors all as discussed with the planning and conservation officers empathizes with the character of the area as a whole.
RB210 highlights that internally it is No 10 that has the most original features remaining in place.
Whilst most of the original features within No 11 have long since gone the layouts of the apartments seek to preserve any that do remain, see Table 1 and associated photographs submitted as part of the registered building application.
In particular the proposals seek to preserve:
Whilst we have highlighted in the photographic survey original elements that we believe to be worthy of preserving the details of which are recorded in Table 1. However the building has inevitably been modified over the years and the table therefore is an indication to cover the main elements of what we think the Conservation Officer may (or may not) wish to have preserved and as part of the registered buildings application we would welcome the opportunity to walk the building with the Conservation Officer to determine if there are any other features that he feels should be preserved.
In particular there are a variety of different door styles and skirting types that currently prevail in the building some of which may be more original than others. Current manufacturing processes permitting, the applicant is keen to restore the various elements as traditionally as possible so that the overall effect is one of traditional style to meet current requirements, so again we would be happy to work with the Conservation Officer to identify door styles, skirting profiles etc that best reflect the original style. This could be done during the planning/registered building process if that is considered appropriate or through appropriate conditions if that suits better.
The external arrangements respect its current and previous forms and if anything re-enhance its setting to empathise fully with Policy RB03
The use and associated alterations to the internal arrangements seek to preserve whatever is salvageable of its original features and if anything seek to re-instate some that have already been lost and the revised use will undoubtedly secure the longevity of the building. The effects on its architectural merit will be largely one of improvement rather than detrimentt. As such we believe the proposals fully accord with the ethos of RB/4
With regard to RB/5 as previously stated the proposal to reconstruct the boundary albeit with the original manx stone on a new line represent an improvement to its current dilapidated and dangerous condition, as will the reconstruction of the rear annex. As such we believe the proposals also fully accord with the ethos of RB/5
In its summary RB210 states that "enough remains of the terrace that if it was maintained and restored it would provide a key example of early housing before the explosion of property encouraged by the development of Bucks Road"
The overall effect on its current architectural and historic merit of the proposal to convert the building to apartments together with its associated reconstruction of derelict elements can only be considered as one of positivity and sustainability, as in real terms the proposals not only seeks to preserves the appearance of this registered building but they also seek to enhance its current setting and bring to an end the circa 15 years of non- habitability and the associated problems that go hand in hand with that.
As previously stated this is a town centre location where the extract from the Appendix 7 of the Strategic Plan states the following:
In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to:
(a) the location of the housing relative to public transport, employment, and public amenities; (b) the size of the dwelling; (c) any restriction on the nature of the occupancy (such as sheltered housing); and (d) the impact on the character and appearance of the surrounding area.
Given its proximity to all the amenities of the town centre, places of work and associated bus routes we believe that one car parking space per apartment meets the needs of Appendix 7 of the Strategic Plan. Whilst it could be argued that the upper level of parking could also be used for apartment parking, for Health and Safety/Public Liability reasons the applicant wishes to avoid any possibility of public short cuts being created across their land, the two tier arrangement being seen more as an opportunity to contribute positively to parking in the area as a whole and to the financing of the scheme.
As previously stated the open plan arrangement at the upper level will improve maneuverability in the lane as a whole where it is clear that large vehicles such as bin lorries have difficulty getting round the nearby corner.
In response to pre-planning consultations carried out with Department of Infrastructure we have established through on site measurement as best we can when taking into account the difference in ground levels, that from 2m back the visibility from the centre of the exit point along the lane in both directions is extremely good – circa 24m+ towards Bucks Road and 50m+ along the lane. There is a minimum clear 4.8m maneuverability arc beyond each of the car parking space indicated with overall dimensions within the boundaries of the site at the upper level ranging from 10.5m to 12.7m.long x 10m wide where the cars will park to 5m+ at the narrow end all of which is more than adequate maneuvering space no matter which cars are parked or moving.
There are real benefits in allowing the building to be converted to apartments with a new energy efficient rear annex and with two tier parking in the manner proposed as this is the only economically sustainable solution for reinstating the residential status of this otherwise disused registered building that is already suffering from long term lack of use
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Rather than being detrimental, the scheme as a whole contributes positively to its environment as:
As demonstrated above, this package of proposals for bringing back to life a registered building that has already been uninhabited for circa 15 years represent a totally sustainable solution as not only does it enable more energy efficient, affordable town centre accommodation fit for 21st century living to be created, but it also ensures the wellbeing of an unusable and deteriorating registered building in what is acknowledged as being an historically important registered terrace is safeguarded for the long term
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