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Statement in support of the planning and registered building application
To carry out works at - 3 the Parade, Castletown IM9 1LG
Project background.
The property under consideration is located in the conservation area of central Castletown. The building was added to the registered buildings list in 1984 for its architectural and historic interest.
Recent History.
The recent planning history of the property shows that the building has been subject to a number of applications in the late 1980's and late 1990's. These primarily were for the change of use from a private dwelling to offices. The property before this time was the family residence of Mr & Mrs Orme (Celtic Investments).
The most recent of these applications in 1996 saw the plans approved for this work, which has been the buildings designated use since.
This work was carried out by the owner at that time, who are still the buildings owners. This work was carried out to a point of almost completion, when a sudden bereavement in the family led to the work stopping. The building has been vacant and un-occupied since that time. Sadly Mr Orme passed away also, leaving Mrs Orme to decide the properties fate.
Proposals.
The Applicant wishes to revert the property from its disused and somewhat run down condition, to a family home in the centre of Castletown.
For this Mrs Orme (of Celtic Investments) has appointed PT Associates to collate information and prepare the relevant documents, required for both planning and registered building applications.
Plan arrangement
The building layout will remain largely as existing, with a small number of alterations to ensure the best use of the space for a family dwelling. These alterations are being proposed with sensitivity to the existing building and its former historic use. The existing services location appear to serve the building well and will require minimal alteration, thus having a minimal impact of the building in its present state.
There are a number of openings that had been blocked up, which are proposed to be re-instated. These are located primarily on the main circulation staircase.
Existing building condition
The existing plan drawing identifies areas where significant damp is present and visible. The full extent of the damp problems cannot be fully assessed until works proceed and areas are opened up. However a damp / timber assessment has been carried out and areas of work identified. The report has made suggestion of the
nature and extent of the remedial works required, again, not exhaustive due to the hidden nature of some of the problems.
It is proposed that the works are carried out in accordance with this report, whilst being sympathetic to the nature of the building and any features that are considered worthy of retaining. (see below).
During the period during the preparation of the drawings and documents, Mr Steven Moore was invited to and attended the building to review and comment on the proposals.
It was generally felt that it was a shame that such a prominent building had fallen into the condition it is currently in and that Mr Moore welcomed the work to repair and restore the building. During the visit a number of existing features were identified as being important to the building and the history and period from which it originates.
These are:-
The proposals would be to protect during the works to preserve and retain these features in the end product. Refer also the photographic survey report document that records the building in its current state and identifies the features referred to.
The plan layout as mentioned is to be largely retained. There are a number of proposals that will affect the building, but the intention is to enhance the building in carrying out the proposals.
It is the intention that some if not all of the windows will be changed and upgraded to double glazed where possible. This is to try to meet (as near as possible) modern building standards. However this will be done in a sympathetic manner using suppliers and materials approved by Mr Moore.
Enclosed is technical information from a supplier that Mr Moore advised he was happy with and in line with that it is the applicants intention to use these. If for whatever reason this exact product cannot be used, then an alternative will be sourced and offered for approval before the works are carried out. These windows are of a period character with features such as minimal glazing bars and the thin glazing units so at not to appear out of place.
Additionally it is the applicant’s intention to revert the front windows at first floor level to be full height. From the elevation drawings it can be seen that these windows currently have a cill height of approximately 900mm above the floor level. However the adjacent property has full height widows. Enclosed is an image that has been
found in Manx Museum Archive that dates from approx 1958. In this image it can be seen that the windows at first floor level were full height. It is difficult to see from the image but it appears that there were also small ornate balcony / guard rails to there windows.
The building currently has 2 standard type roof-lights to the rear elevation. The proposal would be to add to these by installing roof-lights to the front elevation to provide additional natural light and ventilation to the attic room. When referring to the image mentioned previously it can be seen that there were no roof-lights to No 3 the parade. However No 2 the parade had (at the time of the photo) 3 glazed projecting dormers to the roof. These have now been changed to standard "Velux" style roof-lights.
The proposal for no 3 would be to replace the existing and install new roof-lights as the plan – using the conservation style roof-lights. This would be similar in number to that of number 2 – with 3 new roof-lights to the front.
Whilst it is acknowledged that roof-lights would be unlikely to be present in the original buildings of the period, there are numerous buildings in the immediate vicinity (in addition to those immediately next door). Additionally it could be argued that it is only due to the fact that there is a large open space in front of the Parade, that the roof-lights would be seen at all. Had the building been located on a more regular street the roof would not be visible from the ground (as is the case of a number of buildings where roof-lights have been added).
It is hoped that the inclusion of roof-lights would be permitted to improve the space at attic level.
Image Ref 9458 - Courtesy of Manx Museum – Approx 1958.
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