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DESIGN STATEMENT
PROPOSED SWIMMING POOL EXTENSION LAUREL BANK FARM, STAARVEY ROAD, ST JOHNS
for
Mr & Mrs Quirk
| Received | 040914 | 14 01046 |
| DEPARTMENT OF INFRASTRUCTURE PLANNING and BUILDING CONTROL DIVISION Town and Country Planning Act 1999 Division Office: Initials | ||
| Decision | ||
| Appeal |
Reference: 2014/25/05
1.0 Contents 2.0 Introduction 3.0 Existing Site 4.0 Planning History 5.0 Pre-Application Advice 6.0 Planning Policy 7.0 Scheme Proposals 8.0 Summary 9.0 Appendix A – Photographs
2.0 INTRODUCTION
This Design Statement accompanies the full planning application for the proposed swimming pool extension with residential accommodation over within the site known as Laurel Bank Farm, St Johns, German.
In this Design Statement the existing site, details of pre application consultations and the development proposals are discussed in full and should be read in conjunction with the following: -
3.0 EXISTING SITE
The residential dwelling known as Laurel Bank Farm is located on the west coast of the Isle of Man within the parish of German.
The application site covers approximately 7,625 square metres (0.76 Hectares / 1.88 acres) and is within the curtilage of Laurel Bank Farm. The site as a whole comprises a residential dwelling, detached garage block with accommodation above, detached stable building and approximately 53,960 square metres (5.396 Hectares / 13.3 acres) of land.
The application site is a residential building, which faces northeast and enjoys views over the agricultural land, which falls away towards Glen Helen. The building has a footprint of 298 square metres (3207 square foot) and a total internal usable floor area of 491.1 square metres (5286 square foot) spread over two floors. The building is constructed of rendered blockwork, refer to elevations and photographs for details, with a natural slate roof incorporating rooflights to the higher section.
The site is bounded on three sides by agricultural land to the North, South and West. Along the East boundary there is a mixture of private gardens, the residential property of Laurel Bank House and a small section of wooden area. The topography of the site slopes significantly from the high ground in the East towards the A3 road through Glen Helen to the West. The property of Laurel Bank House is set significantly lower than Laurel Bank Farm and does not have direct views between the properties. Public views of Laurel Bank Farm are afforded from the vehicular entrance off Staarvey Road and the public footpaths running along the North and East boundaries of the site, highlighted in green on the Location plan, drawing 2014/25/01. The property is visible through the tress and foliage from Glen Moar Mill on the A3 Ballacraine to Kirk Michael road. See Appendix A for public view photographs.
Vehicle access to the site is from the Staarvey road, which is a narrow minor road with infrequent traffic, onto a private access lane, which serves the existing farmhouse, garage and associated agricultural outbuildings. The owners have a legal right of access over the vehicular access from the A3 however this land is not in their ownership.
Photographs of the existing residential building can be found on drawing 2014/25/01. Scaled floorplans and elevations of the existing building can be found on Carl Jenkins Design drawing numbered 2014/25/02.
The site as a whole has been subject to a number of planning applications over the years, however the current owners purchased the property last year and have not submitted any planning applications to date. The applications submitted by the previous owners are as listed below: -
Applications submitted by previous owners
| Ref | Status | Details |
|---|---|---|
| 97/01499/B | Permitted | Alteration & Extension to farmhouse Replacement garage. |
| 98/00684/B | Permitted | Erection of conservatory. |
| 00/00440/B | Permitted | Terracing and landscaping of land |
| 01/02262/B | Refused | Removal of manx sod hedging. |
| 02/01850/B | Permitted | Swimming pool extension to rear. |
| 04/01125/B | Permitted | Swimming pool extension to rear. |
| 04/02556/B | Permitted | Excavation of bank |
| 06/01072/R | Permitted | Erection of stables and field shelter. |
| 07/02015/B | Withdrawn | Completion of previously approved works. |
| 12/00626/A | Refused | Application in principle for replacement farm buildings. |
Throughout the design process pre-application consultations have taken place with Ms Laura Davy, Planning Officer. These consultations have been in the form of email correspondence.
The advice given in the pre application consultations has been incorporated into the drawings and information that form the basis of this application.
6.1.1 No reference is made to the property or the site in the written documentation or the maps.
STRATEGIC OBJECTIVES AND RELEVANT STRATEGIC POLICIES
Within the Isle of Man Strategic Plan 2007, the following policies are of particular relevance to this application. For brevity the relevant
Strategic Objectives and Policies have been referenced only and the following should be read in conjunction with the published Government document.
a) This proposal seeks to optimise the use and location of the current residential land. b) The proposal makes efficient use of the site by using the existing facilities. c) The proposals utilise the existing infrastructure, facilities and services of the site.
This application follows the Strategic Objective to encourage high quality development throughout the island.
This proposal makes a positive contribution to the environment. This Design Statement takes into account the Strategic Aims and Policies.
All these points have been considered and addressed as part of the scheme design development and are described in detail in this document.
This proposal will not adversely affect the countryside.
This proposal is identified as a “Extensions to properties in the Countryside” (section 8.12) and therefore the following policies have been taken into consideration.
a) This proposal respects the proportion, form and external appearance of the existing property. b) Due to the nature of the proposals for a swimming pool then the increase in floor area equates to 83% however the site is of such scale that the increase can easily be accommodated without detrimental impact to the countryside, adjoining properties or landscape.
a) This proposal does not increase the impact of the building as viewed by the public, refer to Site section 7.3 below
6.3 1982 DEVELOPMENT PLAN 6.3.1 No reference is made to the property or the site on the map. 7.0 SCHEME PROPOSAL 7.1 DESCRIPTION
The proposal seeks to extend the existing residential dwelling with the provision of an indoor swimming pool, steam room and changing facilities, which enhance the property and maximize the location. The extension has been sited to make the most efficient use of the site whilst keeping the visual impact to members of the public to a minimum.
The new owners bought the property late last year and believe the existing building and grounds give the opportunity to create a substantial residential property which can be tailored to suit the family's needs and create their perfect family home.
The existing house had planning permission for a two storey extension to the rear of the existing property to create an indoor swimming pool with residential accommodation over but this has now expired (pa 04/01125/B).
7.2 DESIGN APPROACH
The design objectives from the outset have been to develop a proposal that: -
7.3 SITE
The proposed scheme has been carefully considered to sit comfortably in its specific location and to have minimal impact on the surrounding landscape. The scheme's form is a direct response to the sloping nature of the site and would only truly be discernable from the public footpath running along the north boundary of the site or from the vehicular access from Staarvey Road by members of the public, as the access drive is a private road.
Sapling trees were planted along the manx sod hedge which forms the boundary between Laurel Bank Farm and the public footpath last year and as these mature then the views afforded of Laurel Bank Farm from the public footpath will be significantly reduced. The public footpath has minimal foot traffic and is generally most frequently used during the road closures for TT and MGP. Due to the design of the proposed extension the visual impact when viewed from the public footpath will be minimal due to the linked building design, hipped roof and height of rock bank behind the proposed extension, see photographs in Appendix A.
When viewed from Staarvey Road and the public footpath to the North West boundary of the site it is anticipated that only the roof of the extension will be visible and in order to minimise this impact a hipped roof has been incorporated into the North West Elevation. The manx sod hedge boundary to the public footpath are approximately 1.6m high and effectively screen the existing residential property from public view. The property's roof is visible for the first 50 metres along the public footpath from Staarvey Road but is then screened by the manx sod boundary hedge, refer to photographs in Appendix A.
Due to the sloping nature of the site, the distance between the property and Glen Moar Mill (approximately 600m horizontally) and the proposed extensions location then there will be no visual impact when viewed from Glen Moar Mill or the A3 road, Refer to photographs in Appendix A.
In order to maximise the stunning views over Glen Helen and farmland beyond the North West elevation incorporates full height glazing to the gym and master bedroom above. This glazed section has been set on an angle to maximize the panoramic view afforded to these rooms whilst adding a modern style to compliment the traditional design of the extension.
It is not felt that any of the neighbouring properties are in close enough proximity to be affected by the proposals. Due to the siting of the proposed extension then the visible extent of the extension will be reduced significantly by the existing residential dwelling and the rock bank to the rear.
7.4 ORIENTATION
The proposal follows the orientation of the existing building as it is felt that this orientation utilises the site to its full potential, taking advantage of its natural slope and location of the existing rock faced bank. This will allow the main aspect from the new master bedroom to maximize the breathtaking views down the valley towards Glen Helen.
7.5 SCALE
The existing property has been extended over time, as per the granted items listed in 4.0 above, creating a property with a reasonable footprint but resulting in a building of non-traditional form. The proposed scheme tries to utilise the design features and scale associated with a traditional Manx farmhouse whilst blending in with the existing property.
Whilst the main body of the proposal is two storey in nature, the link between the existing and proposed has been designed with a storey and a half appearance, incorporating pitched roof dormer windows, to minimize the visual impact when viewed from the public footpath.
It is felt that the scale of the proposed scheme is in proportion to the extensive residential curtilage afforded to the existing property.
It is envisaged that the proposed extension will help the residence become a landmark property on the island and has been designed as an elegant and understated addition to the existing property, worthy of its impressive location.
There is no definite precedent for large private residences in the countryside on the island. There is however a theme of classically styled buildings with modest detailing which this proposal replicates and enhances the existing building.
Due to the location of the proposed extension in relation to the steep rock face it is unlikely that members of the public will ever view the full extent of the proposals. The main vantage point that members of the public will have of the proposals is from the public footpath which runs along the North boundary of the site and this will be obscured further in the coming years as the young tree saplings mature and fill out.
The storey and a half link between the new extension and the existing property will help emphasise the concept of separate buildings that have been linked together.
It is intended that the highest quality materials be used throughout the project in keeping with the high end nature of the scheme. A simple, restrained palette of materials has been chosen in order to create a subtle building that is in keeping with its surroundings.
The proposed primary material of the property is to be rendered blockwork with masonry paint finish to match the existing building. The windows and glazed doors are to be double glazed brown upvc (wood grain effect) to match the existing property. The fold aside doors will be thermally broken, powder coated aluminium, colour to match windows.
Reconstituted roofing slate is proposed on all pitched roofs with black PVC rainwater goods throughout the scheme, all to match the existing property.
The existing private access drive off the Staarvey Road, St Johns is to be retained for access to the enlarged residential dwelling.
Provision for parking and areas for manoeuvrability in front of the detached garage block for the residents and visitors are substantial.
8.0 SUMMARY
In summary: -
In light of the above and the enclosed documents we look forward to your recommendation for approval.
9.0 APPENDIX A
View of Laurel Bank Farm from Staarvey Road
View of Laurel Bank Farm from Staarvey Road
View of Laurel Bank Farm from Public Footpath – North West Boundary
View of Laurel Bank Farm from top Public Footpath – North Boundary
View of Laurel Bank Farm from Public Footpath – North Boundary Sapling trees planted along Manx sod bank.
View of Laurel Bank Farm from Public Footpath – North Boundary Sapling trees planted along Manx sod bank.
View of Laurel Bank Farm from bottom of Public Footpath – North Boundary
View of application site from Laurel Bank private garden
View of Laurel Bank Farm from Glen Moar Mill & A3
View of Glen Moar Mill & A3 from Laurel Bank garden
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