Planning Statement Geay Varrey

Proposed Alteration and Extension of Existing Property at

Geay Varrey, Clay Head Road, Baldrine for Mr \& Mrs Colin Bird

Planning Statement

Job No. 1706-01

110111

McGarrigle + Jackson architects and urban designers

Prepared by: McGarrigle + Jackson 19 Mount Havelock Douglas IMI 2QG Tel: 01624628141 Fax: 629334 email: [email protected] web: www.mcgarrigle-jackson.com

Received DEPARTMENT OF INFRASTRUCTURE PLANNING and BUILDING CONTROL

January 2011 Decision Appeal

Planning Statement

1.00 Introduction:

I.01 The application is for the alteration and extension of Geay Varrey, Clay Head Road, Baldrine, IM4 6DL. The application includes for replacement of the existing single garage with a double garage and improved parking/turning area. I. 02 The present dwelling is built on steeply sloping land and the ground floor level is set some 3.270 m below the existing lane. The building is two-storey facing the lane, and the slope allows a further storey below the ground floor level on the north side (facing the garden). The First Floor accommodation is largely in the roofspace. I. 03 The present dwelling was built in the 1950's of cavity construction generally roughcast render, externally, with a traditional slated roof and is in reasonable condition and is presently habitable.

2.00 Scope of Works:

2.01 The proposals seek to retain the main structure of the house, but increase the useful space at first floor and lower ground floor levels, the scope of the works is therefore:

• Take off existing Roof retaining slates for re-use.
• Extend walls up to form an increased first floor area on the footprint of the floor below and form new roof over, incorporating the existing slates.
• Form a large timber deck at ground floor level facing the garden.
• Form a largely glazed garden room under the deck incorporating the existing rooms at this level.
• Replacement of the existing single storey garage with a double garage set back from the lane to allow a full parking and manoeuvring space within the curtilage.
• Form a laundry room and external store below the garage incorporating the natural slope of the ground.
• Provide a single-storey glazed connection to the existing building.

3.00 Brief Planning History:

3.01 An application (No. 09/00071/B) was approved on the 17th April 2009. The proposals were for more extensive works than now envisaged and included large extensions at both ends of the existing dwelling in addition to raising the roof to provide increased area at first floor level. It was also proposed to form an additional parking area to the eastern boundary with the lane.

4.00 The Current Application:

4.01 The present proposals are more modest than the previously approved scheme, in that the works to the main house are largely contained within the existing footprint. 4.02 There will be some increase in overall height but this has been managed by the decrease in pitch of the existing roof, the overall ridge is 1.150 m higher than the existing. The decrease in pitch allows all the existing slates to be re-used. 4.03 The large deck shown is seen as an extension of the ground floor living space, and takes advantage of the unhindered views to the North and East, large sliding windows enable the space to flow from inside to outside. The area naturally formed under is also largely glazed to allow light and access to the existing rooms at this level whilst providing direct access to the garden. This level is connected to the deck above with a new staircase. 4.04 On the Southern side (facing the lane) a shallow projected new entrance is formed with canopy, this serves to break up the overall mass, whilst providing focus for the main entrance to the house, existing features such as the bay window are retained. 4.05 The single garage and its front apron is inadequate and parking of cars does cause awkward manoeuvring and restricts off-road parking. The proposals seek to alleviate this without forming a new entrance off the lane as previously approved. 4.06 Generally all materials envisaged will be similar to or sympathetic to the materials and finishes as exist. It is also envisaged that the form of construction for the first floor extension will be timber framed to provide lightness and speed of construction. It is hoped that the inevitable nuisance during construction can therefore be minimised. It is also hoped that the demolition of the garage and formation of the parking deck can be carried out at an early stage to allow construction parking off-road.

5.00 Conclusion: 5.01 We feel that the present proposals provide the accommodation and facilities previously approved in a more compact manner being basically contained on the footprint of the existing dwelling. 5.02 The overall increase in height is minimal and the house will be still largely below the level of the lane. The impact on other properties will therefore also be minimised.