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{{image:530910}} ARCHITECTURAL DESIGN CONSULTANTS
CLIENT: Mr P. McAneney CONTRACT: Demolition of existing and erection of replacement dwelling at Scacafel, Clannagh Road, Sulby, Lezayre. TITLE: Design Statement. DATE: 24th June 2014
This proposed Design Statement has been prepared as supporting evidence to the proposed planning application for the demolition of existing and erection of replacement dwelling at “Scacafel”, Clannagh Road, Sulby, Lezayre, and should be read in conjunction with the following Planning Drawings;
The site is located in the Parish of Lezayre to the East of the main A14 Clannagh Road and is approximately 660 metres north of Sulby Crossroads.
A single storey detached dwelling is located on the site which comprises of a Lounge, Dining Room, Kitchen, Bathroom, Entrance Hallway and two Bedrooms. The existing dwelling is constructed in solid Manx stone walls and is in a poor state and is full of damp and mould internally affecting all rooms.
The existing dwelling has a total floor area of 81 square metres. The floor level to the main dwelling is set at 100.940 and the main ridge level is set at 105.950.
The existing vehicular access is situated to the south of the dwelling with an existing gated pedestrian access off the main highway. There are several dilapidated outbuildings on the proposed site located along the north boundary to the rear of the existing dwelling. An Aerial Photograph is attached at Appendix A, together with a series of on-site photographs.
Our client wishes to demolish the existing detached dwelling and replace it with a traditionally designed detached dwelling.
An on-site meeting was carried out with the Northern Planning Officer, Mr Chris Balmer, on Tuesday 15th April 2014 to discuss our client’s proposals and requirements. The traditionally designed replacement dwelling was discussed and the general siting of the replacement dwelling, being set further back on the site, was also discussed at this meeting. Mr Balmer had no major issues with the initial proposals.
Drawing numbers 14 1063/1 and 14 1063/2 indicate our clients design requirements for the proposed replacement dwelling.
The proposed general proportion of the overall design and window/door fenestrations have been designed to provide a replacement dwelling of traditional appearance utilising traditional materials for the external finishes. Appendix B illustrates some typical traditional external finishes that are proposed for the replacement dwelling.
The design of the proposed dwelling is site specific taking into account both the path of the natural sun and the attractive private lower garden areas located to the west of the proposed site. Open plan living accommodation is proposed to the rear of the dwelling and the window fenestration to the side, (south), and rear (west) elevations have been increased in size, but still maintaining a traditional appearance, to take full advantage of the natural sun light and private garden views to the rear. A cantilevered gable end roof design, to the rear gable, assists with solar gain during the hot summer months.
The total floor area for the proposed dwelling is 113 square metres, which equates to a 40% increase to the floor area of the existing dwelling.
The floor level of the proposed replacement dwelling would be set at 100.800 and the main ridge level set at 107.100.
The proposed dwelling has been set further back on the site, to that of the original existing dwelling, with the front elevation of the proposed dwelling lining up with the rear elevation of the existing dwelling. This provides a larger garden area to the front of the site and allows for further separation from the main highway “Clannagh Road”. This siting also allows the proposed replacement dwelling to take full advantage of the rear private garden areas.
6.00 RELEVANT PLANNING POLICY:
The proposals fall within Housing Policy 14 of the current Isle of Man Strategic Plan, extract copy attached below;
Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area (1), which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building.
Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact.
The proposed replacement dwelling is sited so that it is set further back from the main highway and allows the replacement dwelling to take full benefit of the private gardens to the rear of the site. The dwelling is sufficiently located on the footprint of the existing dwelling so that it will require demolition prior to the construction of the proposed replacement dwelling and does not go any further back than the existing built environment to the existing property located to the North of the site.
The proposed floor area equates to 40% increase.
The general design of the replacement dwelling is of traditional form and takes into account Polices 2-7 of the current Planning Circular 3/91 including such things as;
A meeting was held on site with Mrs Andrea Hawley from Highways Division on Tuesday 20th May 2014, to discuss the existing vehicular access and the proposed Highways Division requirements with regards to the proposed application.
Drawing number 14 1063/2 indicates the Highways Division requirement as discussed at the on-site meeting and includes the following;
The existing driveway is to be utilised to provide vehicle access to the rear of the proposed replacement dwelling. A parking area is to be provided to the rear of the proposed replacement dwelling which allows for minimum 2No 3250mm wide x 6000mm long car parking spaces and enough space to allow for a vehicle to manoeuvre and leave the site in a forward gear. This area is shaded on drawing number 14 1063/2 and would be finished in a gravel, or similar approved finish.
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