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The Mariners is an aging property that suffers significant problems. The balcony is in urgent need of attention due to settlement, there are condensation/damp issues that need resolving, energy efficiency needs to be addressed, there are safety issues with the driveway, large elements of garden are impossible to use/maintain due to the sloping nature of the site, and to lend itself to more current lifestyle standards the internal layout needs significant upgrade.
Whilst several planning applications to improve matters have been made, the cost of implementing improvements that would bring the property up to current lifestyle standards is extensive and in reality unsustainable.
With sustainability in mind, the project objective is therefore to optimise the use of the site by creating three contemporary lifestyle energy efficient homes that make the most of their stunning setting.
The site is circa 900m2 bounded on its widest sides by Laxey New Road to the North West, and the MER track to the South East where there are panoramic sea views extending from Laxey breakwater through to Clay Head. Its frontage is circa 77m with its plan depth tapering from 16.2m at the Narradale end of the site to 6.63m at the other end. The height difference between the Laxey Road and the MER track ranges between 7.5m at Narradale end of the site to 6m at the other end.
Due to the topography, most of the properties on The Mariners side of the Laxey New Road are three storey in nature with outside space provided by means of balconies /terracing. Steep driveways are gradually being replaced with road level parking.
Being located on a slow inner bend means the site has good highway visibility in both directions
The site is zoned for residential use. The requirement to comply with General Policy 2 of the Isle of Man Strategic Plan has therefore been applied from the outset of the design process. With best use of resources being at the heart of the design re-development of the site achieves enables the more fundamental objectives and Strategic Aims of the Plan to be met and in particular fulfil the aspirations of Strategic Policy 1, 2, 3, 5, 10 & 11. By incorporating two additional homes the proposals also fulfil the requirements of Spatial Policy 3 & 4 and Housing Policy 1, 3, 4 & 6.
Planning. As part of the process of working the scheme through to detailed planning application status we consulted with the Planning Department on several occasions to verify that the key principles of general massing were considered to be acceptable, the design approach was in context with its surroundings, the layouts did not adversely affect neighbours be that new or old, and that the overall ethos of the design meets the longer term aspirations for the area. All planning consultations have been extremely positive.
Highways were also consulted regarding car parking requirements where it was agreed that $2.4 \times 90\mathrm{m}$ visibility would be required; and the use of turntables to provide the requisite off-road parking for 2 cars and appropriate manoeuvrability to achieve entry and exit in a forward manner was considered acceptable.
After extensive site surveys and general consultation with the MER it was agreed that development of the site by means of site reduction of the embankment could be safely achieved provided that:
The new site boundary and associated line of the buildings/balconies along this boundary have generally been agreed - see planning submission drawings.
Drainage To ensure any aspirations Manx Utilities have for ultimately separating the public systems in Laxey can readily be met it was agreed that separate foul and surface water systems would need to be installed within the site. Foul drainage systems serving each property to then be collected together and discharged via the current site connection into the public sewer in Old Laxey Hill. Surface water drainage is to be dealt with in two ways. A separate surface water system serving the roofs and hardstanding at the upper level is to be discharged via new connections into the public sewer in Laxey New Road. Further independent surface water systems collecting rainwater from the intermediate terraces/balconies and other hardstanding areas at the lower level will be collected together for discharge via the current site connection into the public sewer in Old Laxey Hill.
Through retained excavations across the whole of the site we determined at an early stage that the existing topography allows all three properties to have 2 levels of accommodation below road level. This accords with the ethos of other recent redevelopment in the area.
Whilst the ethos of the external appearance is common to all of the properties, due to the narrowing of the site along its road/MER frontage, each property is bespoke in design. The result is a series of houses that decrease in floor area from a 4/5 bed dwelling of 420m2, 4/5 bed property of 268m2 to a 3/4 bed dwelling of 233m2 where the site is at its narrowest
To make the most of the views and maximise privacy in terms of the MER track, the primary living spaces have been created at the intermediate level which is more or less on a par with the primary living area of the existing dwelling
To maximising outdoor amenity space at the primary living level the house designs are based on an outside/inside approach where open top courtyards are set within the footprint of the house. See adjacent computer model and aspirational images that follow.
Wherever site constraints allow full width balconies along the costal façade have been incorporated with Juliet balconies included where required
Light into the stairwells adjacent to the retaining wall is gained by extensive glazing surrounding these areas with the addition of roof top glazing where appropriate.
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Through appropriate design and orientation, careful attention has been given to avoid overlooking and overshadowing between the properties and their respective neighbours and to make the most of the evening sun, at first floor level the area to the west of each house type has been designed as a roof terrace
Gabion basket technologies as retaining wall finishes intermingled with green wall technologies compliment the contemporary approach creating an unobtrusive backdrop when viewed from the tram tack
Vertical green wall technologies
To minimise disturbance to public views of the sea, the accommodation at Laxey New Road level is limited to car parking together with a guest bedroom/study/sitting area where the superb views can be fully appreciated, and a main point of entry.
Roof top parking based on 6m 2 car turntable
The manx stone boundary is in part to be intermingled with areas of soft lanscping to create a welcoming environment at the main points of entry, and to ensure cars entering and leaving the site can do so in a safe manner
Photomontage at Laxey Now Road level
image source: Albert, Righter and Titmann Architects
With the ability to deliver enhanced insulation levels to walls, floor and roofs, and incorporate sustainable technologies such as heat recovery, new development such as this affords the ideal opportunity for sustainability to be achieved at the highest level.
With its extensive south facing windows to the front and well insulated retaining walls to the rear, this contemporary design lends itself fully to passive house design and small scale rainwater harvesting would be extremely compatible with the green wall courtyard themes.
Due regard has been given during the design process to buildability issues associated with a site like this. In particular it is envisaged that the properties will be constructed one at a time starting with the one closest to Narradale being the starting point
To minimise off-site haulage and to facilitate more space being created on site for construction activates, its demolition arisings will be used to temporarily create a working platform at the current access point. Utilising the existing driveway, this site will then be excavated to formation level and retaining works to the carriageway carried out where required. Bulk excavation in the order of 732 tonnes envisaged here.
Once retaining works are complete this property will then be constructed through to roof level utilising a structurally enhanced engineered frame so that the deck at car park level can in turn be used as a working platform to facilitate construction activities being carried out on the middle site
This sequencing of working will continue on the reaming two sites with bulk excavations envisaged as 620 tonnes and 580 tonnes respectively.
The proposal to re-develop the site with three contemporary properties is fully sustainable development. In aprtical:
The overall design approach is in keeping with other approvals in the area with this lifestyle design being a natural choice for this stunning site.
Photomontage taken from Old Laxey Hill with Narradale on the right
Photomontage taken from Old Laxey Hill looking towards Narradale
Photomontage taken from Laxey New Road looking towards Narradale
Photomontage taken from Laxey New Road looking away from Narradale
Photographs showing existing property/site
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