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Replacement Dwelling at, 'Skeddan Veg', Fort Island Road, Derbyhaven, Isle of Man
For
Mr Anthony \& Mrs Marian Charnley
September 2019
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 and Sustainability 3.0 Conclusion
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 which forms the route from Derbyhaven through to St. Michael's 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 This topographical survey indicates an existing internal ground floor level of 5.49 m and a road level at the existing site entrance of 6.33 m , hence the ground floor of the existing dwelling sits in a depression at 0.84 m lower than the road. External ground levels adjacent to the existing property are generally at about the 5.00 m contour, hence resulting in a fall of about 1.33 m from road level entrance to ground level adjacent to property 1.5 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. 1.6 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. 1.7 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 site access and egress quite difficult. 1.8 The existing site is drained to the public combined sewer system located in Fort Island Road.
During the design process, the applicants architect has carried out consultations with the following officers:
Miss L. Kinrade- Dept. of Environment Food \& Agriculture - Planning Officer; Consultation with officers of Manx Utilities Authority to establish a drainage strategy and establish the flood risk.
The advice given within these pre-application consultations, as well as comments contained in both the reports produced by the Planning Officer, Lucy Kinrade and Independent Appeal Inspector Michael Hurley as result of the previous planning application (17/01312/B), has been incorporated into the design proposals, drawings, materials specifications, and information which form the basis of this application.
In addition to the above, the applicants have engaged with Mr \& Mrs Arram the owners of Balladoyle House and with Mr Phillip Vermeulen, the owner of the Castletown Golf Links. The efforts made in the revised design to address any concerns that were raised in relation to the previous application were explained and any comments made at the time have been taken on board and incorporated within the application proposals.
The proposals for re-development of this site takes the form of a two-storey dwelling with a gross external floor area of 362 Sq.m. excluding the garage area, (as measured externally), and with a ground floor site footprint of 206 sq.m.
The ground floor level of the proposal has been set at a level of 5.56 m above datum, which results in a minor increase in the internal floor level of the proposal from the 5.49 m above datum of the existing property, ie 0.07 m ( 70 mm ). This floor level was determined following discussions with the Manx Utilities Authority - Drainage Division, who advised that the peak flood risk level (based on a 1 in 100 year flood occurrence and global warming allowance to 2115), is 4.96 m above datum at Castletown, and requested a 600 mm freeboard from that level for new residential development, hence resulting in the 5.56 m internal ground floor level of the proposal. This internal floor level would therefore result in an external ground level adjacent to the proposed property of 5.41 m above datum.
The proposed dwelling, as in the previous application and the existing dwelling, is rotated within the site in order to both maximise the views out from the site to the West across the Golf Links towards Castletown, and to the East across the inner harbour to the breakwater and St. Michael's Island. However, the angle of rotation has been reduced from that of the existing dwelling, allowing the proposals to relate more closely to those of other properties on Fort Island Road. This rotation also rotates primary views away from adjoining residential properties, guarding both their and the applicants' privacy.
The form of this development has been predominantly informed by Landscape Proposal 26 of the Area Plan for the South 2013 and General Policy 2 of the Strategic Plan as highlighted by the Planning Inspector in his report dated 26th June 2018 for the Planning Appeal on the previous application (17/01312/B). Where in reference to Landscape Proposal 26, he stated "While it says that there is no need to adopt prescriptive guidelines for extensions, it attaches importance to the need to maintain the coastal character of this area, particularly as viewed on the approach from Castletown, and from pleasant green areas adjoining the bay.
As a response to this requirement to preserve and enhance the area's 'coastal character' these design proposals take the form of two slightly staggered gabled buildings, ie a northern and southern building, each of differing but complimentary design presenting their gables onto both the primary roadside and golf course orientations and linked via a smaller central section treated in dark cladding, as viewed from the roadside elevation, and a neutral glazed link as viewed from the golf course. This proposed twin gable and flat roof link arrangement, and the orientation of the proposals, reduce the scale of the proposals, creating a rise and fall of massing when viewed from either the road or golf course, thereby maintaining views through the gaps in development between the golf course and Castletown Bay to one side, and St Michael's Island and Derbyhaven to the other.
This twin gable design replicates the scale and size of traditional coastal properties, with pitched roofs of similar overall proportions and roof pitch angles to those found within the area. The palette of materials adopted for the design include render, natural slate, natural stone and a timber effect cladding, all of which are present within both the immediate area, and within other close-by coastal locations such as Gansey Bay. However, whilst a degree of 'unity' is provided by the overall forms and materials of the proposal, a degree of 'variety' is introduced via the relative locations, size, and nature of fenestration / glazing, and the use of clipped eaves and fascia's, which result in a more contemporary overall appearance.
When considering the massing effects of the proposal, the twin gable / link arrangement breaks down the mass of the proposed roof line, and when viewed from a distance, maintains a degree of visual connection between golf course to the west and Derbyhaven Bay to the east. The built form frontage to the existing property measures over 17.6 metres, while the built form frontage to the proposed property measures just over 19.4 metres, hence constituting a negligible increase of 1.8 metres in the overall site frontage of nearly 27.8 metres, (see P10-03 Proposed Site Plan), and thus ensuring a balanced streetscape, and maintaining the rhythm of gaps between development at this location along Fort Island Road.
The primary elevations incorporating glazing / fenestration are those of the roadside and golf course elevations, with the 'secondary' side elevations, ie those immediately facing both Balladoyle House and Ashley House are devoid of all windows into habitable rooms. The only windows located on these 'secondary' side elevations are on the Ashley House side, and are located at ground floor serving the Family Bathroom and Ensuite showerroom to Bedroom 1, with the former being at ground floor high level. The personnel doors into the Garage and Utility Room on the elevation facing Balladoyle House are of solid construction.
When considering the roadside elevation, ie main entrance elevation, the southern gable displays a regular door / fenestration pattern being centrally located on the ridge, and a palette of dark materials such as 'Manx' stone to the ground floor and dark 'Cedral' board cladding to the upper floor. In contrast to this the northern gable incorporates random fenestration locations, sizes and patterns with square and rectangular windows and a vertical 'wrap around' window breaking the corner and providing an entrance signal, and the gable is finished in a white self-coloured render. The clipped eaves and gables create a crisp contemporary feel, but follow traditional forms and utilise traditional materials to relate the proposals to the coastal character of the area.
These windows and areas of glazing facing the roadside have been significantly reduced from that of the previous application, with more traditional proportions being adopted on the roadside elevation. The 'wrap around' corner glazing on the northern gable is limited to a single corner of the elevation and is orientated into the proposed dwelling's recessed 'Entrance Forecourt' which forms a discrete negative space between the two gables and is further screened from Balladoyle House via the relative position of the southern gable which is located nearest this neighbouring property. It should also be noted that not with-standing the screening effect from the southern gable, this 'wrap around' glazed element is over 21.10 metres from the end elevation of Balladoyle House, (see P10-03 Proposed Site Plan)
When considering the golf course elevation although larger areas of glazing are incorporated into the twin gables and link in order to afford views out towards Castletown Bay and King William's College, it should however be noted that the replacement dwelling as a whole has been located between 4.5 and 8.4 m further to the east than both the existing property, and that proposed in the previous application, in an attempt to minimise any perceived overlooking of the golf course. The areas of glazing have also been significantly reduced from that of the previous application, which addresses the concerns raised by the golf course owners in their comments to the previous application. A small 'wrap around' bay window is located on the northern gable of this elevation and is orientated towards the centre of the site, effectively turning its' back on Ashley House, and is over 25.5 metres from the closest point on Balladoyle House.
In a similar manner to the roadside elevation this northern gable, incorporates random fenestration sizes and locations, and has been combined with a simple palette of materials and forms with smooth texture white render finish as well as clipped eaves and verges. The southern gable to this elevation incorporates a first floor balcony which is located behind fin walls and under a corresponding over-sailing roof line. This balcony design provides a degree of mutual privacy between the occupants of the proposed dwelling using the balcony, and golfers progressing along the 7th fairway, or indeed the occupants of Balladoyle House. In addition to these privacy considerations, the balcony and its associated fin walls / over-sailing roof provides a degree of modelling to the elevation of this southern gable in a similar manner to that of the roadside elevation of this gable, ie providing this elevation with a degree of 'variety' as distinct from the elevation of the adjacent northern gable .
The internal layout of the dwelling has been conceived around the concept of providing a full complement of living accommodation at first floor level, including the master bedroom suite. Three further bedrooms, including one en-suite bedroom, and a Family Bathroom, have been designed to provide sufficient accommodation for visiting family and friends, together with a utility room and double garage which have all been incorporated at ground floor level.
The first floor principal living areas are substantially open-plan and are incorporated into the 'northern gable', with the lounge/dining and kitchen area forming a family area and a pantry arrangement forming a partial screen between the kitchen and lounge areas. The master bedroom, associated en-suite and dressing room, together with a study have been incorporated into the 'southern gable'. A recessed external 'entrance forecourt' provides main access to a double height porch; leading to entrance hall; feature staircase and circulation spaces, and are all located within the 'link', allowing living and ancillary accommodation to radiate from this central zone.
The proposal is now essentially in an upside-down format, with principal living spaces at first floor level. This has allowed the benefit of maximisation of natural light and views for the occupants, whilst allowing the ground floor level to be maintained almost at the same level as the existing property. This has alleviated some of the applicant's concerns in relation to flood risk.
The external spaces associated with this development have been designed as a response to the applicants' requirements to open up views wherever possible, while respecting the privacy of adjoining neighbours. As a result of the Planning Inspector's recommendations, as well as comments from adjoining neighbours in relation to the massing and relative ground levels of the previous unsuccessful Planning Application, the ground floor level of the current proposals have been maintained as close to the existing as possible, while providing a slight increase in level, ( 0.07 m ie 70 mm ), in order to comply with minimum ground floor levels established via the afore mentioned Manx Utility Authority, (MUA), flood risk requirement.
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.
The vehicular access is to remain at its current location, but the removal of the existing front boundary walls allows greater ease of access and egress, and improves the visibility in both directions on Fort Island Road, improving road safety.
The siting and rotation of the proposals on the site follow the building line of Balladoyle House and the other properties to the South on Fort Island Road. This siting preserves the views over the site to Fort Island from Ashley House, whilst maintaining the views from the rear of Ashley House to the peninsula that currently exist. Mr Riding, the owner of Ashley House has been consulted on the proposals.
The proposals have little or no openings on the Southern elevation facing towards Balladoyle House. The existing property on the site has two windows at first floor, and two large windows at ground floor level which face Balladoyle House at this location. Therefore, the proposals are a significant improvement on the privacy of the occupants of Balladoyle House over that which currently exists.
The Inspector in the previous application made comment in relation to the impact of that proposal when viewed from the coastal path. However, as is evidenced by Photo's A, B and C on Dwg.No.P/10-07, any direct views of the application site from the coastal path at its closest proximity to the site is severely restricted, as the coastal path is obscured by the topography of the golf course, where the land rises to a level of 8.5 m in between the location of the coastal path and the application site. Views of the application proposals from the public footpath are only really available at the Southern end of the path where it joins the access road to the golf course. A visualisation has been prepared of the proposal from this vantage point and is included as Dwg.No. P/15-06, which demonstrates the minimal visual impact of the proposals within the setting.
The massing and siting of the application proposals have also maintained the spaces between development at this location along Fort Island Road, and thereby have preserved views, as is evidenced by the sketch visualisations in Dwg.No.'s P/15-01 and P/15-02, which show that even for users of the golf course, there are clear views maintained through towards the Fort and St Michael's Church as they pass along the fairways and tees of the and 9th holes.
The palette of materials utilised for the development responds to the applicants wish to create a contemporary dwelling, whilst simultaneously responding to the need to maintain the 'coastal character' of the site.
The materials employed are natural slate for the roofs, white self-coloured render, Manx stone and a dark timber effect 'Cedral' cladding board. A contextual street elevation is included in the application package, and Dwg.No.P/12-02 identifies the proposals within the street elevation. This drawing also highlights the existing properties within this section of Fort Island Road by reference to photographs, and with a contextual and material assessment of each property. From this it can be seen that the forms and materials of the proposals are within the palette of those which currently exist within the local vicinity, and therefore are commensurate with the maintenance of the coastal character of the area in compliance with the policy requirements.
The scale, form and massing of the proposals and how they sit within the site context, when viewed from the main public views into the site can also be seen from the photomontage visualisations contained in Dwg.No.'s P/15-04 and P/15-05. These show the views that the public would get of the proposals from the road from Castletown when coming in to Derbyhaven, and the view of the proposals from the public car park on St. Michael's Isle. These views clearly show that the palette of materials, coupled to the form and mass of the proposals sit comfortably within their setting, maintaining the coastal character of the area, and the views into and out of the area.
A further visualisation has been included in the application package, Dwg.No. P/15-03 which identifies the application proposals within the immediate streetscape of Fort Island Road. This clearly shows how the proposals follow the building line within this area of Fort Island Road, and how they relate to the scale, material and massing of the locality.
It is proposed that the foul water drainage from this 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.
The proposals will also include the incorporation of higher levels of insulation within the construction for energy conservation, together with enhanced levels of air tightness, with a whole house ventilation system and heat recovery unit. The proposals include for the incorporation of solar hot water heating panels, which are located in the South facing slope of the Northern gabled section of the dwelling, providing low energy hot water whilst minimising the visual appearance of the solar panels as a result of their location. Consideration is also being given to the installation of solar photovoltaic slates within the remaining roof slopes in order to generate electricity both for the properties' use and for feeding into the grid. The garage of the property will also be fitted with electric vehicle recharging points.
The proposals will therefore be an energy efficient sustainable development minimising the carbon footprint of the building and its occupants on both the locality and the wider planet.
The application proposals have been designed to address the reasons for refusal of the previous application by;
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