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Job No. 1667-02
McGarrigle + Jackson archiects and urban designtes Received 130411 DEPARTMENT OF INFRATRUCTURE Prepared by PLANNING anr McGarrigle + Jackson 19 Mount Havejock Town an Douglas IMI 2QG Tel: 01624628141 Fax: 629334 email: [email protected] web: www.mcgarrigle-jackson.com
The existing house is not within a Conservation Area and is not Registered.
The present dwelling was originally erected in the 1970s and has since been added to and extended. The building is generally of poor quality construction with major roof defects in addition to severe cracking and foundation problems, in addition the staircase does not comply with Building Regulation standards in that the risers exceed maximum dimensions, and is potentially dangerous for young children
The site is between Harbour Road and King Edward Park, with both vehicle and pedestrian access from both. The nature of the dwellings in King Edward Park is mainly Dormer style bungalows but Harbour Road is a variety of building forms, houses, bungalows and the immediate neighbour 2 storey flats.
A planning application for a replacement dwelling was refused on the 8th March 2011 the reason given for refusal was as follows
The present dwelling is a collection of small rooms, with restrictions on the first floor due to the height of the rooms. Also there is substantial amount of wasted space imposed on the first floor by the nature of the garage roof.
My clients, Mr and Mrs Collins although content with the area in general and this site in particular, wish to improve the facility to accommodate their growing family and provide separate bedrooms with en-suite facilities in addition to inside play and games space.
After consideration it is not practical to provide the extra accommodation by normal extensions without seriously impacting on the limited amount of open space around the dwelling and in
consideration of this and the general poor quality of the existing building it has been decided to demolish the existing dwelling and replace with a new dwelling.
In taking this approach the site levels have been carefully considered, the floor level of the present house is 1.186 m above the present drive level, the drive itself at the steps position is some 1.278 m above the road level in King Edward Park. The proposal is to lower the general drive level by 797 mm to form a level entry into a new lower ground level storey. The new ground floor level has been set 417 mm above the present ground floor level to provide the necessary ceiling headroom at the lowest level. The overall increase in height has been reviewed from the original application and this is now shown as 1.245 or 4 '. I" higher than the existing dwelling, a decrease of approx. 300 mm from the original application.
Harbour Road generally falls from North to South and the proposed height increase will still allow a general stepped roofline with the adjacent properties.
The form of the dwelling has been carefully considered in light of the recent refusal. The elevation to King Edward Park has been redesigned to present similar rooflines as presently exist in the estate. The effect together with alterations to the Harbour Road elevation more successfully fulfill s the transition between King Edward Park and Harbour Road. In developing the revised roofline design major features of the Estate and existing dwelling ie dormer windows have been retained but softened with a slate hanging feature to emphasise the strong bungalow roof element.
The proposed dwelling is on the footprint of the present dwelling and therefore maintains the existing garden and open space, the opportunity is being taken to provide more level garden areas.
In replacing the dwelling it is also possible to provide a substantial increase in the Thermal Insulation in line with current standards.
It is proposed to increase the height of the main living floor by only 417 mm . And the overall roof ridge height by 1.245
The design has been amended to address the concerns of the Planning Officer in that the King Edward Park elevations reflect the general design of the existing estate.
The stepped Roofline of Harbour Road is maintained and the design reflects the adjacent flats in Harbour Road. We feel that the design now successfully reflects the transition between the bungalows on the estate and the houses/flats in Harbour Road.
The proposals do not increase the Footprint size and therefore distances from all neighbourhood properties are entirely as existing.
Windows tat first floor level at the rear have been severely limited and are only to an access passage, the glass will also be obscure to prevent any overlooking.
The ground level is only lowered along the existing drive, all ground levels to the rear of the property are entirely as existing.
Thermal performance can be substantially improved.
The property having two road accesses, work can be carried out using the Harbour Road access limiting nuisance during the Construction process
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