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Replacement Dwelling at, 'Skeddan Veg', Fort Island Road, Derbyhaven, Isle of Man
For
Mr Anthony & Mrs Marian Charnley December 2017 Kay Associates Ltd Chartered Architects
1.0 General Site Characteristics 2.0 Architects Design Statement 2.1 Pre-Application Consultations 2.2 Orientation Form \& Massing 2.3 Internal Spaces / Circulation 2.4 External Spaces / Circulation 2.5 Materials / Context 2.6 Services
1.1 The application development site covers 1,300 square metres ( 0.13 Hectares), ( 0.32 Acres) and is bounded using a red line on the application drawings, ie Existing Site Plan (P/10-02) and Location Plan (P/10-01), representing the proposed curtilage of the site known as 'Skeddan Veg'. 1.2 The proposed development site forms a parcel of land located within the settlement of Derbyhaven, on Fort Island Road on the route from Derbyhaven through to Fort Island and the Castletown Golf Links Golf Course. The Eastern boundary of the site is predominantly bordered by Fort Island Road from which the site takes its vehicular and pedestrian access.
The site's Northern boundary is marked via the garden boundary wall to a privately owned residential property known as Ashley House, whilst the Western boundary of the site is defined predominantly by a low fence and shrubbery separating the site from the Castletown Golf Links Golf Course.
The Southern boundary of this site is defined by a Manx stone wall of varying height, which separates the property from a private residential property known as 'Balladoyle House'. 1.3 A topographical survey has been carried out on the site, and is included in the package of application drawings, (see P/10-02 Existing Site Plan). From this survey it can be seen that the existing site ranges in level from a maximum contour of 6.30 metres at its extreme Eastern boundary junction with Fort Island Road, to a contour level of approx. 4.90 metres at the location of the existing dwelling. 1.4 The existing dwelling is predominantly a bungalow with rooms at first floor within the roof-space, which are lit and ventilated with windows in the gable elevations. Whilst this application is for a complete demolition and re-build, existing plans, sections and elevations of the existing building have been provided (see P/10-04) for reference. 1.5 The existing dwelling has a gross external floor area of 203.76 Sq.m. excluding the garage area, with a Ground Floor site footprint of 158 Sq.m. 1.6 The existing site takes its vehicular access from Fort Island Road via a single entrance located centrally on the Eastern boundary, with a Manx stone boundary wall to either side which to an extent restricts the view when exiting the site. This, coupled with the slope into the site from Fort Island Road and the relatively restricted width of the access through the boundary wall, makes manouvreing into and out of the site quite difficult. 1.7 The existing site is drained to the public combined sewer system located within Fort Island Road.
During the design process, the applicants architect has carried out consultations with the following officers:
Mr. E. Riley - Dept. of Environment Food \& Agriculture - Planning Officer; Mr. T. Robinson - Dept. of Infrastructure - Highways Design Engineer; Consultation with officers of Manx Utilities Authority to establish a drainage strategy.
The advice given within these pre-application consultations has been incorporated into the drawings and information which form the basis of this application.
The proposals for re-development of this site takes the form of a predominantly two-storey dwelling with a gross external floor area of 369 Sq.m. excluding the garage area (as measured externally), and with a ground floor site footprint of 280 sq.m.
The ground floor level of the proposal has been set at a level of 6.3 m . This bring the floor level of the proposal, level with the site entrance, which both removes the existing slope when exiting the site, and provides a level of protection against flooding, as the existing site is in a 'bowl' low-spot which could collect/hold water.
The proposed dwelling is rotated within the site which maximises the views out from the site to the West across the Golf Links towards Castletown, to the South down the Golf Links to the peninsula, and to the East across the inner harbour to Fort Island. This orientation also rotates primary views away from adjoining residential properties to guard their privacy, whilst maximising the outlook from the replacement dwelling for the applicants.
Windows within the proposed dwelling have been situated to maximise the views out from the dwelling, but in locations which are at a maximum distance from, and at beneficial angles to those of Ashley House and Balladoyle House, again maintaining the privacy of their residents.
The form of this development has been carefully articulated to reduce or minimise it's massing, and is broadly arranged around its various internal functions.
A two-storey stairwell forms a central focal point around which principle internal circulation and reception functions radiate, as well as leading / signalling visitors towards the entrance. The front elevation of the proposal is articulated via setting back elements of the accommodation at first floor, and this coupled to changes in the materials employed, reduces the impact of the development.
The car port, garage, study/tv room and master bedroom suite are all single storey in height, and are located to the Northern end of the proposal. This has the effect of moving the effective two-storey mass of the proposal further away from Ashley House to the North, providing in excess of 20m of separation between windows.
The roof of the proposal is a shallow mono-pitch roof with the lowest point at the principal entrance (East) elevation, reducing the overall height of the proposed dwelling. This is identified in the street elevation (see P/12-01), which identifies that the proposal sits comfortably within the street-scene as a transition between the height of Balladoyle House to the South and Ashley House to the North.
The internal layout of the dwelling has been conceived around the concept of providing a full complement of accommodation at ground floor level, including the master bedroom suite, thus future proofing the property for the applicants as they age, whilst providing sufficient accommodation for their family and friends at first floor when they visit.
The ground floor level is substantially open-plan for the lounge/dining and kitchen area as a 'super-room', which is separated from the rest of the ground floor by retractable pocket doors. Utility, boot-room and wash facilities are located between the kitchen area and the garage area, with the master bedroom and en-suite accessed via this lobby area. A small TV room/study is also provided at ground floor level.
The stairwell is situated central to the front elevation in a two-storey height space providing access to the first floor, and this stairwell is articulated within the front elevation as a device to break-down the mass of the building.
To the first floor are four bedrooms with family bathrooms, which are all organised around the double height stairwell and landing area. Doors from this landing area and bedroom 2 give access to a roof terrace located on the Western elevation. This terrace is both at a distance to and is screened from any potential views of the garden of Ashley House to the North.
The external spaces associated with this development have been designed as a response to the applicants' requirements to open up views wherever possible. As a result, the floor level of the proposal provides clearer views to the West across the Castletown Golf Links, and the East across the inner harbour to Fort Island.
The existing Manx stone wall at the Fort Island Road boundary are proposed to be removed to make the frontage of the property more open to maximise views out of the site towards the Fort Island peninsula.
Large feature windows in the East and West elevations allow excellent views out of the site, whilst not affecting the privacy of the adjoining residents.
The vehicular access has been relocated approx. 6 m further North than the existing vehicular access. The improved levels of the site, coupled to the removal of the boundary wall, and the widening of the vehicular access, improve the manoeuvre-ability and visibility of vehicles both entering and exiting the site, for the benefit of both the applicants' and other road users within the area.
The palette of materials utilised for the development responds to the applicants wish to create a contemporary dwelling both in form and in materials. The materials therefore employed are a mix of self-coloured render to provide a crisp appearance, in combination with a natural timber cladding to portions of the elevations, both to soften the visual impact, break up the mass of the proposal, and relate to the timber often found on the beaches around the area.
The cladding to the roof and stair-well in a grey zinc/aluminium cladding also provides a slightly softer but contemporary aesthetic to the proposal, whilst also providing a low maintenance and sustainable development.
It is proposed that the foul water drainage from this proposed development is to discharge to the existing combined sewer in Fort Island Road via the existing combined drainage manhole, whilst the surface water drainage will be connected to a new surface water soakaway located within the site adjacent to the Fort Island Road boundary, sized to suit the proposal.
All other mains services are currently provided to the existing dwelling and will be maintained as such.
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