Design Statement

Decision
Appeal

Re-modelling and Internal Alterations to ‘Thie y Chleree’ Church Road, Maughold, Isle of Man, (K239).

For

Faye Moffett & Lily Mo

February 2012

Kay Associates Ltd Chartered Architects

Received 270312 12 00476 DEPARTMENT OF INFRASTRUCTURE PLANNING and BUILDING CONTROL DIVISION Town and County Planning Act 1999 Date of Approval

1.0 Introduction 2.0 Planning Policy Statement 3.0 Relevant Planning History 4.0 Architect's Design Statement 5.0 Appendix A - Footprint Diagrams \& Area Calculations 6.0 Appendix B - Existing Photographs

1.0 Introduction

General Site Characteristics

1.1 The application site covers approximately 1059.13 square metres ( 0.1059 Hectares) ( 0.26 Acres) and is bounded in Red on the application drawings, representing the residential curtilage of the property known as 'Thie-y-Chleree'. 1.2 The property is situated in the centre of Maughold, adjacent to the 'village green' and church. It is accessed via the main route through the village, ie A15 Church Road. 1.3 A topographical survey has been carried out on the site, and is included in the package of application drawings, (see dwg. P10-02) From this survey it can be seen that the existing site ranges in level from approximately: 104.00 metres at its northnortheast, rear garden boundary wall; to a level of 100.20 metres at its southsouthwest, front garden wall. This therefore constitutes a fall of approximately 3.80 metres over the length of the site, the main front elevation of the existing property is south facing with a north facing rear garden. 1.4 Vehicular access to the application site is currently reached via a small 'service' lane located on the property's western boundary which, (in addition to providing access to two garage blocks currently in the ownership/use of the neighbouring properties), leads to a small area of concrete paved hard-standing located in the northwest corner of the site. It is proposed to utilise and enhance this existing access point by removing the existing temporary picket fence and gate and cut back the existing 'Manx' stone wall to provide a wider access point, (see drawing no. K219/P/10-03). 1.5 Foul and surface water drainage from the proposed re-modelled property will connect to the existing drainage system. 1.6 The existing property is, in essence, a group of three built forms, each of which bear little relationship to the other in terms of design and form, having been developed at various times in the past. The original, south-southwest facing, two storey, front form is a traditional stone built and rendered 'Manx' farm house, probably dating from 18th century. It's facade is symmetrical in form, with 'Georgian' proportioned windows either side of a two storey, 'castellated', central bay, a contemporary entrance door is positioned on the west side of this projecting central bay, (see photograph 1). A later addition in the form of a two storey linking element with a pitched roof that runs perpendicular to the roof over the original property, and connects this original structure to a more recent two storey pitched roof extension, which has a rear facing, north-northeast orientation over the existing garden, (see photograph 2). A small, single storey, porch/pantry extension, with mono-pitched roof exists on the east side of the property. The most recently built rear extension is placed at a slight angle to the regular form of the original house and hence the central linking section takes the form of a 'wedge' shape, (see photograph 3). 1.7 Public Toilets, owned and operated, by Maughold Commissioners are located immediately to the rear of the existing property, ie on it's western boundary, with access being gained via the 'service' lane. 1.8 The rear garden is predominantly laid to lawn with mature shrub beds and trees. As previously mentioned a small area of concrete paved hard-standing is located in the northwest corner of the site along with two timber sheds and fenced composting area.

2.0 Planning Policy Statement

2.1 This site is generally covered by the Isle of Man Development Plan Provisional Order 1982, which indicates that the property is located within an 'area of high landscape value and scenic significance'. In addition to this the property is located within the 'Maughold Conservation Area' as indicated on the Planning (Permitted Development) Amendment Order 1992

2.2 The Isle of Man Strategic Plan 2007

The main policy within the Strategic Plan which is relevant to the proposed remodelling and internal alterations of this property is:

Housing Policy 15 which states; The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than of the existing building in terms of floor space, (measured externally)

The current existing property is 276.70 sq.m. in plan area, measured externally and incorporating the previously approved, and constructed, extension, (ie 91/00157/B). With a total floor area of re-modelled property at 331.82 sq.m. this would constitute an overall increase in floor area of 55.12 sq.m. which would equate to a increase in floor areas, measured externally, (see Diagram 1 of Appendix A).

However should it be considered that the extent of the existing property should be regarded as that of the property existing prior to the current rear extension being approved, (ie under application no. 91/00157/B), and built in 1991, then the relevant existing floor area, measured externally, would be 217.75 sq.m. With a total floor area of re-modelled property at 331.82 sq.m. this would constitute an overall increase in floor area of 114.07 sq.m. which would equate to a increase in floor areas, measured externally, (see Diagram 2 of Appendix A).

Accordingly, the applicants believe the proposal, which although marginally in excess of the requirement under Housing Policy 15, (ie 2.4\%) it should be noted that this is only the case when considering the existing property to take a form that has not actually existed on the site for over twenty years. In addition to this, consideration should be given to the fact that the proposed re-modelled dwelling is: traditional in form and construction; as well as being positioned to the rear of the property, and as such is not visible from the main front aspect of the property when viewed from the 'village green'. Hence has as an overall proposal, the re-modelled property minimises the impact upon, and integration into, it's rural and cultural context, and therefore is broadly in accordance with Housing Policy 15 and the Maughold Conservation Area status.

It should also be noted that under the previously approved application, (ie 91 / 00157 / B ), there was a specific requirement to provide adequate on-site parking, and a subsequent revision to this application to incorporate a double garage. Therefore it is proposed that a, traditionally designed, double garage be incorporated within this proposed application, located at the end of the rear garden, in a similar position, and of a similar size, to that previously proposed and approved, (ie planning application no. 91/00157/B).

3.0 Relevant Planning History

3.1 'Approval' granted for the installation of replacement windows and doors. Planning application number PA08/00180/B, dated 10th April 2008. 3.2 'Approval' granted for the replacement of existing lamp post unit with a traditionally styled unit. Planning application number PA06/00681/B, dated 14th July 2006. 3.3 'Approval' granted for the erection of a public shelter and flagpole. Planning application number PA05/00929/B, dated 15th September 2005. 3.4 'Approval' granted for alterations and extensions to form living accommodation and double garage / off-site parking provision. Planning application number PA91/00157/B, dated 22nd July 1994.

4.0 Architect's Design Statement

4.1 Pre-Application Consultations

During the design process, the applicants architect has carried out consultations with;

Ms. S. Corlett - Dept. Of Infrastructure - Planning Officer, \& Mr. S. Moore - Dept. Of Infrastructure - Conservation Officer The advice given within these pre-application consultations has been incorporated into the drawings and information which form the basis of this application.

4.2 Design Approach

The proposed re-modelling of this existing property involves the demolition of two later rear extensions to the front facing, 'original 18th century house', both of which are: of poor form in themselves; and fail to adequately relate in a coherent manner to the original property. It is proposed that these extensions be replaced with a single rear extension, orientated towards the rear garden with a double gable designed to minimise the visual impact of the pitched roof. The eastern gabled structure reduces down to single storey on it's eastern elevation for that proportion of its length that extends beyond the existing two storey construction, ie see eastern elevation, (drwg.no. P12-01), in conjunction with proposed floor plans / proposed areas of demolished construction, (drwg.no. P10-05). This is designed in order to reduce the proposed massing along this eastern elevation, which is orientated towards the church and coastal footpath, and is achieved via means of a 'cat-slide' roof. The side wall of this 'cat-slide' provides an abutment for a single storey, glazed roof, 'lean-to' with associated smaller tiled roof 'lean-to', both of which mirror similar forms, in similar locations, forming part of the existing demolished areas of this property. These proposed gables both have chimneys which reflect those of the 'original 18th century house', and the design, size, and proportion, of the fenestrations to the proposed extension matches those of this 'original house'. A small single storey porch is proposed on the western elevation, in the same position as the current main entrance to the property, and is designed as a simple

flat roof structure with small glazed lantern, and double band of square moulding which alludes to a very simple 'Georgian / Regency' frieze

All construction materials match those of the 'original house', ie white smooth painted rendered walls, dark natural slate, and timber window and door frames

4.3 Conclusion

Whilst these proposals do involve a small increase in overall floor area to that of both: the 'current' existing; and the 'historic' existing, (ie pre. 1991), this increase is broadly in line with planning policy. Since the majority of the proposal involves demolition and replacement of over half the 'current' existing property, these proposals should in essence be viewed as a re-modelling exercise. The remodelling proposals are intended to relate in a more sympathetic manner, both in terms of form and design, to the character of the 'original house', while providing the applicants with a property that has a more functional coherence.

5.0 Appendix A Footprint Diagrams \& Area Calculations