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JULY 2019
For<br>Custom \& Classic Ltd.
Submitted by
Jacqueline N. Verduyn
Introduction ..... page 3 Planning History ..... page 10 Planning Consultation ..... page 10 Planning Policies ..... page 10 Design Statement ..... page 10 Appendix 1 ..... page 13
Point of Ayre Lighthouse Cranstal Bride IM7 4BS
The buildings at the Point of Ayre Lighthouse are listed on the Register of Protected Buildings. (No. 147 Registered on 05/11/1993)
The lighthouse itself, a plant room and store are owned and operation by the Northern Lighthouse Board (NLB). Please refer to Location Plan on Drawing no. PA 001 outlining the buildings owned by the NLB. The NLB have right of way over the land to access these buildings.
The remainder of the property, as outlined in red on the Location Plan is in the ownership of Custom \& Classic Limited.
The Keeper's Cottage is centrally located on the property, opposite the lighthouse. The Cottage used to be the residence and offices of the Lighthouse Keeper. At present the cottage consists of two separately tenanted apartments. The first is located on the 1st floor and is accessed from an external staircase.
The second is located on the ground floor and is the subject of this application. The Keeper's Cottage was added to (circa 1970s) with a new extension housing the kitchens and bathrooms both on ground and first floor.
Below the ground floor is an existing cellar. It is not clear when this was closed off but at present a suspended timber floor has been installed over the staircase, the staircase itself remains intact. The cellar is currently accessible via an access hatch and is in a good condition with very little sign of damp.
Apart from the Keeper's Cottage and buildings owned by the NLB, the property also has a workshop, storerooms, garages, a Bungalow and the North Cottage.
The application seeks approval for works to the Ground Floor Apartment of the Keeper's Cottage. This includes converting an existing adjacent outbuilding into a kitchen and creating an internal doorway from the kitchen into the cottage.
Some internal alterations are required to suit this new layout including changing the existing kitchen into a bedroom, new internal doorways and new bathroom fittings. The staircase to the cellar is to be opened up and reinstated and the cellar used as a living room.
Please see below photographic record of the existing condition of the Keeper's Cottage, Ground Floor Apartment.
Internal images of Keeper's Cottage. Clockwise from top left: Existing living room, main entrance and hall, existing access hatch to basement, view from living room through existing kitchen.
The Keeper's Cottage with workshop in the foreground, to be converted into a kitchen. {{image:221833}}
The roof over the workshop is a flat bitumen type roof.
Photographs of the interior of workshop.
Door to workshop North Elevation also showing downpipe from fullbore on flat roof.
Door and window to workshop on South Elevation. The doors seem to be in good condition and the window was recently replaced with a timber framed double glazed unit. (Though the stanchion bars, which were glued onto the external face, have come loose and need replacement)
Existing bedroom above stairs to basement
Condition of timber floor over stairs as seen from basement
Condition of existing stone staircase leading to basement.
Walls to the east of the basement has bitumen applied to the surface. Where this failed salt crystals are visible.
2.1 Applications PA 04/02346/GB and 04/02346/CON for the replacement of existing windows with new UPVC tilt sliding sash windows were refused on 27th April 2015 2.2 Applications 06/00471/GB and 06/00471/CON for the replacement of existing windows with new timber sliding sash windows were permitted on 22 May 2006. This work was undertaken and all windows to the Keeper's Cottage have been replaced as per the application.
3.1 Pre- application consultation via email with Planning Officer Chris Balmer via email on 15 January 2019. Mr. Balmer advised that he did not have concerns from a Planning perspective at that stage and advised further consultation with Registration Officer, Ross Brazier. 3.2 Pre-application consultation was held with Registration Officer Ross Brazier, first via email in January 2019. A meeting was arranged at the Keepers Cottage on 13th February 2019 in order for Mr. Brazier to assess the site. Mr. Brazier provided further consultation thereafter via email. The advice given was incorporated into this design proposal.
4.1 The building is listed on the Register of Protected Buildings. (No. 147 Registered on 05/11/1993). The registration document does not make mention of specific characteristics to be protected however advice from Registration Officer, Mr. Brazier, was used in order to develop the proposal. 4.2 The property does not fall within a flood risk zone. 4.3 Policies that apply: 4.3.1 PPS 1/01 Conservation of the Historic Environment of the Isle of Man: POLICY RB/3, POLICY RB/4, POLICY RB/5 4.3.2 Environment Policy 34
The Keeper's Cottage Ground Floor Apartment is currently unoccupied and in need of modernisation. The purpose of the proposed works is to make the cottage suitable for modern living and to make the most of the existing footprint. It is therefore proposed to convert one of the existing outbuilding into a new breakfast kitchen and to open up the cellar to form part of the cottage.
In order to improve the internal layout and integrate the new breakfast kitchen, some amendments to the internal layout is proposed. This includes changing an existing bedroom into the lounge as this is adjacent to the new kitchen. In turn the existing lounge will become a bedroom. The stairs into the cellar are to be reinstated and the cellar turned into a living room.
The existing bathroom is a later addition and not of historical interest. The old bathroom suite will be removed and replaced with new bathroom fittings and tiling to the floors and walls. An extractor will be fitted to the wall on the east façade with a brushed stainless steel cowled cover to the exterior wall.
The existing kitchen is a later addition and not of historic interest. The existing kitchen units and fittings are to be removed and the walls repaired in a lime plaster. The existing external door is to be replaced with a window. The window will be a double-glazed timber sliding sash to match the existing windows.
The existing flooring is in good condition. The existing Lounge (proposed Bedroom 1) has a historic flagstone floor. The floor was covered in a laminated timber floor finish in recent years. As this was loose laid over the flagstone floor no damage was caused to the flagstones. It is proposed that the laminate floor is removed, and the flagstone floor left exposed. The remainder of the ground floor has a suspended timber floor. The floor is in good condition and will be left exposed. The cellar has a flagstone floor which is also in good condition and it is therefore proposed that the floor is left as is. The floor in the existing outbuilding, to be converted into the kitchen, is sloped towards a sump. The applicant believes that this room was previously used as a washroom which may explain the floor; however, it appears that a concrete screed was applied over the floor at a later stage. It is proposed to carefully remove the concrete screed to assess if historic flooring is present. If so, this will be carefully removed and reused as a floor finish. The floor level in this outbuilding is approx. 170 mm lower than the ground floor apartment and therefore needs to be raised. As the existing floor is sloped and likely not of historic interest it is proposed that the floor is removed and replaced with a limecrete floor. This will provide for insulation, to comply with building regulations, whilst providing a breathable floor structure.
The apartment is currently uninhabited. It shows signs of surface mold to some of the walls and ceilings. The apartment will benefit from proper use and ventilation. In addition, the fireplace in the proposed lounge will be reinstated, which should improve ventilation to this room.
A Structural Engineer was consulted to ensure that the openings can be created without damage to the building.
The roof to the outbuilding is not historic. Registration Officer, Mr. Brazier, advised that he had no objection to the replacement of the roof and the inclusion of the roof light. He advised that extraction and ventilation to the kitchen should be done through the roof as this will be concealed by the gable ends and parapets and therefore not be visible. The proposed roof light will be fitted centrally into the roof structure and will have a low profile to ensure that it is not visible from the exterior of the building.
The doors are historic and in good condition. They will be retained although some maintenance work will be required. This includes fitting brush seals and a threshold. The doors will be repainted in a colour to match the existing and new hinges and lock sets fitted.
It is important that the walls remain breathable and therefore a breathable insulation system is proposed. The walls will be finished in lime plaster to create a smooth and even surface. A wood fiber insulation to be installed over this and finished in lime plaster. The internal wall, which does not require insulation, will be finished in new lime plaster.
The cellar has not been used for many years but despite this, it is generally dry and in good condition. Most walls are limewashed stone walls apart from the walls to the east side which has bitumen applied to certain areas. Where this has failed, salt crystallisation is visible. Walls without bitumen treatment are generally dry and in good condition.
The bitumen is to be removed from the walls with a proprietary chemical solution suitable for the removal of bitumen from stone walls. Once removed the walls are to be limewashed. A new coat of limewash to be applied to all other walls in the cellar.
There are many features of historic interest, which are in good condition and that should be preserved. This includes the flagstone floor and the original staircase, which appears to be stone. These will be left as is. A new balustrade will be constructed of drywall partition, to be fitted into the opening between flights, to avoid fixings through the stone stairs.
Another feature of historic interest is the cellar is three recesses in the walls. These could have been coal shoots, ventilation shafts or alcoves for candles. These have now been blocked up and are no longer linked to the exterior. As the former use of these are uncertain it is proposed that these are left intact so that they may be studied in future.
At present the suspended timber floor of the ground floor above is visible. Services (pipework \& electrical wiring) have been installed below the floor level and these are exposed. A new fire rated plasterboard ceiling is proposed in the cellar. Apart from providing the necessary fire rating, the ceiling will also conceal the services.
One of the chambers (proposed snug) in the cellar has a vaulted ceiling which is of historic interest, although this has suffered some damage in the past when a hole was made through it, most
likely when services were installed. Mr. Brazier advised that this vaulted ceiling should be preserved. It is therefore proposed that the hole is repaired using a lathe and lime method to match the existing ceiling.
The Keepers Cottage requires rewiring, replumbing and a new heating system throughout. Careful consideration needs to be taken to ensure this work does not cause any damage to the existing fabric of historical interest.
A new boiler will be installed. This will be in the same position as the existing which is housed in the adjacent outbuilding to the west of the cottage. The same routes and openings for the flue and drainage pipes can be used as the existing boiler, avoiding making new penetrations in the building.
The existing hot water cylinder is located in a cupboard in proposed bedroom 1. This cylinder will be removed, and the cupboard made good and retuned to use for storage. The new cylinder will be located in the boiler room, next to the boiler unit.
Existing radiator positions on the ground floor will be reused and the same routes for pipework will be used. Where access into the floor is required, the floorboards will be carefully lifted and marked to ensure that they are returned in the same position.
The existing electrical meter boxes to the north elevation are to remain in place but need to be replaced with new covers as they are damaged. A new electrical meter box will be installed in the hallway to replace the existing.
New services to be installed prior to erecting the ceiling in the basement to minimize the need to lift floorboards on the ground floor. The fists floor apartment is carpet over timber flooring. The carpet will be lifted, and access gained through the floor to install services in order to avoid damage to the ceiling below.
Plan of the Lighthouse and Keepers Cottage dated 1817
Design in the Isle of Man: Night Shores 1977.
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