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10 Ballaterson Road, Peel, Isle of Man IM5 1BJ Tel: 426277 email: [email protected]
Existing Site The application site is the residential curtilage of Crofton, The Crofts, Castletown which is a Registered Building, Reference number 261. The existing property is a four storey detached residential building that is set within its own private grounds, located on the eastern side of The Crofts in the heart of Castletown.
The original building was constructed sometime between 1850 and 1861, using local limestone external walls and natural slate roofing to a pitched roof. A two storey extension was added to the rear of the property sometime between 1886 and 1908, using similar limestone walling and natural slate with the roof having a lean-to style construction. A further single storey extension was then added to the rear of the property in the early 1990’s. It is this rear single storey extension that is subject to this planning application.
Photographs of the existing property indicating the hipped roof and flat roof used to connect this structure to the main building are included on CJ Design drawing numbered 2023/24/01, submitted as part of this planning application.
Planning History Following a search carried out on the Planning Department website it would appear the application site has been subject to several Planning and Registered Building Applications, however none of these have been in relation to the single storey addition to the rear of the property.
Pre-Application Advice Prior to production of Sketch Scheme drawings, pre-application consultations have taken place with Mr Thomas Sinden, Conservation Officer. These consultations have been in the form of a site meeting and email correspondence. The advice given in the pre-application consultations has been incorporated into the drawings and information that forms the basis of this application. Current Proposals This application seeks full Planning and Registered Building approvals for the removal of the existing hipped roof and flat roof section over the single storey structure to the rear of the property and replacement with a new hipped roof structure (vaulted internally) and section of flat roof to link the existing structure to the main building.
Following the recent purchase of the property by Mr R. Davies and Mrs M. Davies last year, the applicant has made various applications to carry out minor internal remodelling works and renovation/re-decorating works. Generally, this involves modernising the heating system, fresh decoration and limited re-modelling to first and second floor rooms to give the property a more traditional feel. Details of these alterations can be found under Planning Approval reference 23/01126/GB and Registered Building Approval reference 23/01127/CON.
Unfortunately following investigation by the Structural Engineer, the existing hipped roof structure has been found to be a proprietary trussed rafter system, utilised as part of a lightweight roof construction. Removal of the ceiling member of these roof trusses has been explored by the Structural Engineer who advised the structural integrity of the roof structure would not be maintained and significant strengthening works would be required.
As the existing hipped roof structure must be removed to create a vaulted ceiling, the applicant would like to take the opportunity to raise the level of the flat roof link between the Kitchen & main building to increase the internal ceiling height of this flat section. Accordingly, these proposals allow for removal of the existing flat roof construction and construction of a new flat roof approximately 400mm higher to allow the ceiling height in the Breakfast room to be extended into the Kitchen space through an opening increased in width. Again, the external visual impact of the flat roof will be minimised by incorporating pitched roof elements to either side of the flat roof to allow a transition form pitched to flat to match the existing arrangement. A larger glazed lantern is proposed within the flat roof to allow the maximum amount of natural daylight possible to serve the Breakfast Room.
A consequence of raising the flat roof level is the impact on the bedroom window above. It is proposed the existing bedroom window and sill are removed and the opening height built up by 350mm to accommodate the new flat roof level. A new timber window with glazing bars of similar proportion and design to the existing first floor windows will then be installed. There will be a slight visual impact externally by
this alteration however the existing window has limited visibility from the rear garden and it is felt this alteration will not be noticeable on the overall external appearance of the original building from the rear. We believe the positive impact of creation of a vaulted ceiling and raised flat roof ceiling height to the rooms below will outweigh any negative impact on the visual appearance of the building.
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