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To Provide Leisure Complex, Garaging, and Orangery At Ballaoates House, Colby Glen Road, Arbory For
Mr. Chris Talavera
November 2010
Kay Associates Ltd Chartered Architects
1.0 Introduction 2.0 Planning Policy Statement 3.0 Relevant Planning History 4.0 Architect's Design Statement
1.1 The application site covers approximately 61066.76 square metres ( 6.1 Hectares) ( 15.09 Acres) and is bounded in Red on the application drawings, reflecting the full extent of ownership of the proposed site within which the HIP designation as indicated on 'Map 5 Colby' of the Draft Southern Area Plan is situated. 1.2 The site as a whole is situated at the end of a private access road off the A27, Colby Glen road. 1.3 A topographical survey has been carried out on the site, and is included in the package of application drawings. From this survey it can be seen that the existing site ranges in level from approximately 106.00 metres at its northern boundary to a level of 93.0 metres at its south-western boundary. The site has a fall of approximately 13 metres over the length of the site, the aspect being generally a south to south-west facing slope. 1.4 Vehicular access to the western boundary of the application site is via the existing private road, which is currently in the ownership of the applicant, and is approximately 125 metres from it's junction with the A27 Colby Glen Road. This access road predominantly serves Ballaoates House, and gives rights of access to the neighbouring property, (ie Ballakelly) 1.5 The foul water drainage from the proposed property will connect to a new Klargester 'Bio-Disc' system, whilst it is proposed that the surface water drainage from the proposed extension will discharge to a new surface water soak-away, sized to accommodate potential surface water flow. 1.6 A small single storey stone out building is located approximately 2.5 metres to the south of the south-east corner of the existing property, and is currently used as a garden store. A timber clad shed is located approximately 9 metres to the north of the existing property, which currently accommodates garaging and storage. It is proposed to demolish both these out-buildings as part of this application, with the proposed extension being partially located on their current footprints.
2.1 The site is not covered by any local plan as it falls outside any main settlement area, and is currently situated within a wide area designated as open countryside on the Isle of Man Planning Scheme (Development Plan) Order 1982. This designation has been modified in the Draft Southern Area Plan and identified as 'Housing in Parkland'. There is no site specific policy or brief, but due to the presence of the existing dwelling, the site has an established residential status, set within a larger ownership curtilage which is designated as open space/agricultural use within the plan.
As an extension to an existing property the main planning policy from this document which relates to this particular application is Housing Policy 15.
Housing Policy 15 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 existing two storey dwelling and attached conservatory measures a total floor area of 727.31 sq.m. The area of the proposed single storey extension, including the garage is 402.75 sq.m., this constitutes a increase in floor area. If the garage is excluded from this calculation the area of the proposed extension would be 321.26 sq.m., which would constitute a increase in floor area, all measured externally.
This site is highlighted in the above draft planning document both under Appendix 3 - List of Proposed Houses in Parkland, (HiP) Sites, and indicated on Draft Map 5 Colby.
Housing Policy 2 States: Development within sites which are identified as Housing in Parkland will only be permitted where the character of the property and the site is preserved or enhanced. Such properties must be substantial and any proposals designed and finished to the highest quality and sit comfortably and naturally within their own landscaped grounds.
The main extension to this area of the existing property takes the form of a series of three 'rural outbuildings', each radiating from the end elevation of the existing property. These proposed additions are of a form and scale which compliments the existing property, originally a stone barn serving Ballaoates Farm House.
Housing Policy 4 States: 'Development proposals within sites which are identified as Housing in Parkland which include extensions of a significant nature or replacement dwellings must include a design statement which demonstrates how the environmental impacts of such are to be offset on site'
From a visual perspective, both the existing building and proposed extensions are not visible within the immediate area, whilst only very distant views of the existing building only, are possible from the Ballakaighen Road some three miles to the South. The applicant has planted over three and a half thousand trees throughout the site over the past three years, which in time will provide further visual screening. Further trees are proposed in this application as identified on the drawings. The architects design statement also identifies the environmental technologies to be employed which reduce the environmental impact of the proposals.
3.1 This site has been the subject of four previously recorded planning applications. 3.2 Erection of a conservatory, PA/O7/01535/B, Approved, 26th September 2007. 3.3 Creation of garden pond, PA01/2341, Approved, 23rd May 2002. 3.4 Erection of replacement dwelling and extension into adjoining barn, PA/98/01288, Approved, 7th January 1999. 3.5 Demolition of existing dwelling and erection of new two storey dwelling and conversion of existing stone barn and alterations to existing driveway, PA/98/01560, Approved, 4th March 1999.
During the design process, the applicants architect has carried out consultations with;
Ms Sarah Corlett - Dept. Of Infrastructure - Planning Officer, The advice given within these pre-application consultations has been incorporated into the drawings and information which form the basis of this application.
The proposed extension, designed to accommodate a 'leisure centre', including a fifteen metre swimming pool; and garaging for three cars; takes the form of a collection of 'rural outbuildings' radiating from the end elevation of the existing property, previously an agricultural stone barn. Two of these proposed 'outbuildings', together with the existing 'barn', form courtyards: one to the north of the existing 'barn', ie garage / car port approach; and the other to the south, ie landscaped garden terrace and proposed orangery. This orangery is designed in a traditional timber form, with Manx stone clad dwarf walls, glazed upper walls and glazed lantern roof-lights which mirror that of the existing conservatory, as located on the opposite side of this 'garden' courtyard.
The extension is designed mainly as a single storey form and utilises the natural slope of the site via cut and fill excavations. This is of particular effect when accommodating the swimming pool and associated plant, as well as the single storey garage which has storage above within the attic space. All roof pitches over the proposed extension match that of the existing, and the ridge line over the Gym and associated changing facilities is continuous with that of the existing barn, the linking section to the garage following the line of the existing cat slide roof.
The principal proposed elevations enclosing these two 'courtyards' are Manx stone clad. This can be seen on the main elevation to the garage, which also uses arched headed structural door openings, and traditional barn type timber doors; and the proposed Manx stone clad swimming pool elevation which encloses the southern courtyard, and which has small window and door openings which mirror those on the existing 'barn' both in form and materials.
While the southern and eastern elevations of the Swimming Pool and Gym contain relatively large areas of glazing, these are designed to maximise the stunning views over the surrounding countryside, as well as providing a degree of passive solar heat gain to pre-heat these spaces particularly during the winter months.
Several environmentally friendly technologies will be employed to service the proposed extension, and to limit the environmental impact of the proposals. These can be summarised as follows;
Solar Panels - Solar panels are to be mounted on the south facing pitched roof slope over the Gym to provide solar energy for pre-heated hot water for the changing room showers and swimming pool, hence minimising the need for fossil fuels.
Ventilation System - A packaged ventilation system is to be used within the new extension, which coupled to high levels of air tightness, provides ventilation into the pool, gym and changing areas, whilst controlling humidity and smells within the spaces via extract ventilation. However, the use of a heat exchange system means that between of the heat energy is retained within the building envelope, reducing the heating costs for the facilities. In this way, harmful humidity is controlled whilst the benefit of passive solar gain from the glazing is harnessed to provide heating of the internal spaces thereby reducing use of fossil fuels and the environmental impact of the proposals.
Ground Source Heat Pump - A ground source heat pump is to be used as the back-up boiler system for space heating for the extension, a system which utilises ground 'slinkies' buried within trenches to generate heat via an electrical compressor system. This form of heat production is extremely efficient, developing 4.5 Kw of heat output for each 1 Kw of electricity used in powering the system. The ground source heat pump is to be linked to an under-floor heating system which provides space heating at significantly lower input temperatures than traditional boiler and radiator systems, typically using less than half the energy to produce the same internal temperature.
Foul Water Bio-Disc - In order to deal with the foul water drainage from the dwelling it is proposed to utilise a 'Klargester Bio-Disc' which is essentially an individual packaged sewage treatment plant which takes domestic effluent, and after treating it, produces a cleaned effluent which can safely be discharged to a tail drain soak-away or in some circumstances to a water course. The bio-disc will be sized to suit the maximum effluent output from the extension.
In addition to the integration of the above technologies, it is proposed to retain any excavated material on site and re-use as fill material, hence reducing carbon foot print of development by minimising transport emissions.
It is proposed to remove a small number of self-seed sycamores and one elder tree during the construction phases of this development, however this will be off-set via the planting of a minimum of three native/indigenous trees for every one tree lost as a result of the development.
The proposals whilst representing an increase in area of between 44.17 and depending on whether the garage is counted in the floor area calculation, is low impact both visually and environmentally. In addition, the removal of two existing outbuildings which are not included in this calculation, should also be considered when considering the impact of the proposals. In addition, the designation of the property as a HIP site within the Draft Southern Area Plan should be a relevant consideration when assessing the increase in area of the proposals.
The proposed extension attempts to integrate contemporary functions within the built envelope in the form of a small group of rural outbuildings, hence complimenting the traditional and agricultural nature of the existing property, as well as its wider countryside context. This, coupled to the extensive tree planting already carried out and augmented further within the application proposals, in the applicants opinion means that the proposals accord with Housing Policy 15 of the Isle of Man Strategic Plan 2007, and with Housing Policy 2 and 4 of the Draft Southern Area Plan.
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