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The site lies close to the centre of Douglas, originally being part of the Castle Mona Estate which was sold for development in 1888. The syndicate that managed the sale initially offered the estate at very reasonable terms to both Government and Douglas Council, acceptance of the offer being rejected by both bodies.
Over the ensuing years small estates, guest houses and entertainment facilities were established across the Castle Mona site with the large areas of land attached to some properties gradually being sold off for development as the nature of the area and the needs of the burgeoning population of Douglas changed. This has resulted in an extremely mixed street-scape of many vernacular styles, as in the case of Clarecourt Marathon Road, of which the plot was previously a part of its generous garden. The breakup of this property into smaller plots continues the process that has taken place since 1888 across the Castle Mona estate necessitated by the changing housing needs of successive generations.
In accordance with the Isle of Man Strategic Plan - Towards a Sustainable Island 2016, the Clarecourt Gardens houses will showcase energy conservation not only in design but in construction and operation, as well as promoting renewable energy through the options for active solar systems.
The Clarecourt Gardens project is the pilot in the British Isles for the Wolfbloc tm Passive Housing System, launched onto the British construction market on the 15th September 2017 at the AECB Eco-Connect expo held at the IET London. Construction of the design under consideration will enable us to acquire LABC registered details and Warranty for the Wolfbloc tm system which can then be applied to any required design and similarly enjoy the LABC Warranty cover upon completion.
The novel lightweight cladding system developed by Wren Sustainable Limited and the innovative PIC's imprinted render system (piloted on the Erin Arts Centre storage extension) allow any local vernacular finish to be replicated.
The Wolfbloc tm concept pioneers the way for wider adoption both on the Island and throughout the British Isles of cost effective prefabricated construction systems, recycling and re-use of spoil material etc.
Planning permission 13/00304/B was granted on the adjacent property, 16 Marathon Road for the construction of a pair of semi-detached units, the plot is smaller than the Clarecourt Gardens, Victoria Road plot, though is accessed from a minor road.
The earliest neighbouring buildings can be characterised by their use of slate for roofs and render (predominantly white or off white) for walls. Later developments all have their characteristic elements most particularly those built between the 1920's to 1940's with their use of generally red clay tiles, red brick detailing and textured render, more recent buildings tend to feature a pastiche of the earliest construction forms with concrete tiles and other artificial slate/tile like materials used for the roofing.
Older vernacular buildings on the Island were made of local stone, limestone or granite or even limestone/brick. Local stone was used for dry stone walls, again mostly of granite and/or limestone. Generally, limestone, burnt locally, became used for render mixes and bedding mortar until supplanted by OPC as it became affordable.
Render of various colours became widely used as a more easily maintained finish against the extreme maritime climate. Again, because of the rainfall levels, historically roofs were of fairly steep pitches, using thatch or Manx slate which was also used as cladding for walls. As sea borne freight became affordable, Welsh slate, much superior to the local Manx slate, was imported in quantity and mostly replaced the use of Manx slate. In recent years the use of lime renders have re-surfaced in restoration of period buildings, following the recognition that lime renders allow the masonry to breathe unlike OPC renders which trap moisture in the fabric of the walls.
Latitude: 54.093841North Longitude: 4.283811 West
The optimum orientation for passive solar buildings is North-South, the building is within approximately 30 degrees of this, the maximum recommended variation for passive solar buildings.
The Clarecourt Gardens, Victoria Road pilot units are situated to take advantage of solar gain from the South and to enjoy the distant, partially obstructed sea views, to the South East. To the South West boundary of the site there is a particularly fine example of the Common Lime ( Tillia x Europaea) which both the applicant and the forestry department would like to maintain. With the units built to the building line the lime overhangs the units, it is therefore proposed to move the units over the existing building line by 1.5 metres in order to clear the canopy spread. This brings the units into conflict with the Sycamore to the North-East boundary. This tree is not particularly stable and the forestry department are happy for it to be removed on the basis additional trees will be planted to the Victoria Road frontage of the site.
This brings the horizontal distance between the existing property Clarecourt and the proposed units to 18.5 metres. With the vertical separation between ground floor levels being approximately 4.4 metres minimising the direct eyeline into the properties.
Following the success of their appeal and the land owners, David and Pat Swanson's intention to build a replacement property on the site of Clarecourt, this would no longer be an issue as the rear wall of the replacement property is set 2.7 metres further forward on the site placing the proposed units beyond the 20 metre building line.
The design for the houses incorporate a range of future adaptation scenarios to allow for the 'home for life' philosophy to hold true in future years. The attic storage area can be converted into an en-suite bedroom to provide additional living space as the occupant family grows. The installation of a through floor lift in the factory installed opening between ground and first floor allows for family members who become disabled through age or infirmity to be accommodated in the house, precluding the need, disruption and expense of moving to other specially adapted accommodation.
The site as described is close to the center of Douglas, the promenade and its many amenities. Victoria Road is a bus route providing wider pedestrian access to the Island although the promenade and the center of Douglas are within easy walking distance for those with a reasonable level of physical fitness.
The site access is at a point in Victoria Road similar to the existing approved access though the sight lines have been amended and improved. The single access and egress leads to a substantial shared parking and turning area with a minimal slope and provides sufficient space for four vehicles.
The existing site is of moderate ecological value having previously been part of the garden of Clarecourt, Marathon Road. Some of the trees that bordered the site were removed to accommodate the construction of the adjacent White Lodge, though mainly by reason of their being in a poor condition. The remaining trees that border the site are in reasonable/good condition with the exception of the Sycamore to the rear of the North-East boundary which it is proposed should be removed and potentially one other Sycamore to the North East frontage, the removal of which and provision of replacement trees will be agreed with forestry.
It is proposed to maintain elements of the mature planting from the earlier garden, re-construct the existing rudimentary terracing, given the steeply sloping nature of the site, to provide level lawned areas to both front and rear of the properties. A platform lift will be incorporated into the re-constructed lower terrace wall to provide full access to those with a disability. Permeable paving will be used on all pathways and the parking area to maintain natural irrigation of trees and planting on the site, augmented by suitably designed soak-aways taking run off from the roofs of the houses.
The houses are designed to maximise solar gain in all months except high summer when the shading portico screens ensure the highest and hottest suns rays do not penetrate the principle rooms. The window specifications and plan forms are designed to make sure the houses can be used with natural ventilation in the Summer and mild seasons should that be necessary.
The houses have been designed to ensure they can be built to Passivehous standard of fabric energy efficiency and to have a heating/cooling demand of less than per annum. Design stage assessment show that the houses can meet this requirement and fall within the overall reduction of primary energy demand required by PHPP, incorporating wall U-values on or around and window values around 0.8 . In carbon emission terms, this equates to the UK Code for Sustainable Homes level 4 energy standard although in many ways the Passive standard is superior to the UK code.
The space heating demand of these houses incorporate a mechanical ventilation heat recovery (MVHR) unit, with a backup of an off peak electrical system that can be further enhanced by solar panels or bio-mass stoves. PHPP construction standards will demand minimum air leakage from fabric, e.g. less than 1 air change per hour and minimal thermal bridging in construction elements, therefore the house has been designed with sun screening frameworks to be self supporting and not relying on the main load bearing structure for principal support.
Whilst minimising the need for space heating/cooling the houses are also designed to support a low carbon lifestyle with the optional addition of solar water heating panels or PV electric panels, subject to additional planning approval, for which, plumbing and electrical connections are incorporated into the basic unit design. Meter boxes will be sited convenienctly for each unit in the communal parking area. Off peak electrical outlets from each unit will be sited adjacent to the individual meter boxes which will allow both units to access an electrical supply adjacent to the communal vehicle parking area for the charging of electric vehicles, this will also simplify meter reading for the MEA.
Water butts will be used to minimise the use of potable water for plant irrigation, soak-aways and permeable paving will be incorporated to maintain natural irrigation and minimise impact on mains drainage infrastructure, subject to detailed calculations. Initial percolation tests on the site indicate that necessary targets to comply with BRE Digest 365 can readily be met.
The houses have been designed to use sustainable timber construction in the form of closed insulated cassette panels with render rain-screen layered externally.
It is proposed to use the Decra Stratos metal roofing system. While replicating the visual appearance of concrete tiles or natural slates the Decra system has a lower environmental impact than either concrete/clay tiles or natural/artificial slates, is easily recycled, is both lightweight, easily fitted and yet offers considerably improved storm and impact damage resistance than either tiles or slates, an important consideration given the proximity of large trees. The variety of designs available allow most tile, slate colours and profiles to be replicated.
One of the most interesting innovations of the Decra system is the Noxite range, specifically designed for areas with high traffic volumes. Titanium Dioxide, incorporated into the surface coating, acts as a catalyst when it combines with Ultra Violet Radiation to break down Nitrogen Oxide emissions from vehicle exhausts converting them to harmless levels of Nitrates which are then washed away naturally as rainfall occurs.
Of particular importance to the Island, with the high cost of shipping, is that the Decra roofing for the proposed units can be accommodated on two pallets whereas concrete/clay tiles or slates would take up to ten pallets. Up to 150 square metres of the Decra panels can be accommodated on each pallet more than enough for the average roof.
With their 40 year guaranteed life the Decra roofing panels offer possibly the most sustainable solution to meeting vernacular roofing design requirements in the British Isles.
Natural slate will be used on the porches given that they are within direct level eye line of occupants and visitors to the properties from the upper terrace.
Excavation arising will be sorted with sub soil recycled for bearing layers and top soil recycled for lawns and planting areas. Internally the kitchens are designed to permit the segregation of household waste for recycling/composting.
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