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10 Ballaterson Road, Peel, Isle of Man IM5 1BJ Tel: 426277 email: [email protected]
The residential property of Newlands House is a substantial property set in large grounds in the centre of the village of Baldrine. The property is located on the eastern side of the A2 coast road between Onchan and Laxey as it passes through Baldrine.
The property comprises of a two storey residential property with a single storey link to a large double garage with two storey residential accommodation above as viewed from the main road. Due to the contours of the existing land there is a further storey of basement accommodation / storage located at the lower level which gives direct access from the house to the rear and side gardens.
The ground floor generally comprises of living accommodation in the form of Sun Lounge, Lounge, Dining, Kitchen, Family Room, Utility and integral garages (refer to CJ Design drawing numbered 2019/45/03 for details). The first floor accommodation to the main house comprises two bedrooms, a small WC and a large family bathroom accessed via a staircase from the ground floor. The first floor accommodation above the garage comprises two further bedrooms and a small shower room with restricted headroom accessed via a second staircase from the ground floor. There is also a further storey in the roof space of the garage which is used as a children's play room.
The property has two vehicular entrances off the Main road which act as an 'in and 'out' driveway between the property and the road. There are three garages available for off road parking as well as several parking spaces on the entrance drive.
Photographs of the existing property and the neighbouring properties are provided on CJ Design drawing numbered 2019/45/02.
Following a search carried out on the Planning Department website it would appear the application site has been subject to a number of planning applications under the previous owners. These applications are as follows: -
07/01947/B - Erection of dwelling and new vehicular access (amendments to approved 06/01113/B on land between Newlands House \& Brookside - Permitted 06/01113/B - Erection of dwelling and new vehicular access on land between Newlands House \& Brookside - Permitted 05/01708/B - Erection of dwelling on land between Newlands House \& Brookside - Permitted
05/00506/B - Erection of additional garage extension with Store below - Permitted 00/00416/B - Erection of garage \& installation of rooflights - Permitted 97/01139/A - Approval in Principle for erection of a dwelling on land between Newlands House \& Brookside
87/00054/B - Enclosure of existing veranda - Permitted
During the design process pre-application consultation have taken place with Miss Sarah Corlett, Senior Planning Officer. These consultations have been in the form of email correspondence. The advice given in the pre-application consultations has been incorporated into the drawings and Supporting Information Statement that form the basis of this application.
Since moving back to the Island in 2016, we had been looking for a suitable property for our family. We initially acquired a small property in Douglas but it became clear this was too small for our family and we decided to continue searching until we viewed Newlands House. We recognised there would be a fair amount of refurbishment and maintenance required but fell in love with the character and history of the property the main part of the house was built in 1921 with the subsequent addition built in 1981. The previous owner, who had an obvious deep connection with the property and who had undertaken the 1981 extension, had expressed a long-standing desire to join the two parts of the house but had not had the opportunity to do so. We agreed that this would make the living space much more accessible and, as our young children have their rooms in a separate part to ours, give us some peace of mind for their safety.
We were made aware when purchasing the property that the roof would need completely replacing within a 3 -year period due to deterioration. As this would be a substantial once in a lifetime investment in the property, we would like to take the opportunity to incorporate the family living changes at the same time.
This application seeks full planning approval for the construction of a first floor link extension between the existing house and garage accommodation to the existing property.
CJ Design Ltd was approached to investigate the possibility of linking the first floor accommodation above the garage to the main house by means of a first floor corridor. The owners feel the layout of the house is a little dis-jointed for family living and would like to replace the ground floor staircase leading from the house to the bedrooms above the garage with a new link at first floor level. At present the family is split during the night with the parents sleeping in the main house whilst the two daughters have a bedroom each above the garage. With another family member on the way, the owners would like to have access to all bedrooms from the first floor of the main house.
The first floor level between the main house and above garage is approximately 800 mm different with the garage bedrooms being lower so the new first floor link will need to incorporate four steps to take account of this difference. This can be achieved
using the existing ceiling height in the ground floor rooms below without any adverse impact. It is proposed that the roofline of the new link follows that of the original house to "infill" the current gap between the house and garage when viewed externally. The additional space created by the new link will be used to accommodate a new bedroom (for when the baby is older), a family bathroom to serve the 3 bedrooms (instead of the existing small shower room with restricted head height) and a new store for the hot water cylinder to create an airing cupboard.
Whilst undertaking these works, the client would also like to replace the existing roof throughout. The existing house is natural slate (in a poor state of repair) and the garage roof is thought to be finished with asbestos containing tiles. In order to tie the various roofs together the client would like to use Redland Cambrian (slate effect) tiles throughout.
The Residential Design Guidance recommends extensions should: -
We believe our proposals achieve all these recommendations as outlined below. In order to try to make the proposed extension sit comfortably within the existing buildings and street scene the roofline of the proposed extension follows that of the original house. The resultant extension infills the current gap between the two storey house and three storey garage when viewed from the road. We appreciate the raise in ridge height to this central section will make the property look larger however we feel the site and surrounding street scene can accommodate this. The properties on the other side of Main Road are significantly higher than Newlands House so raising of the ridge height between the house and garage shouldn't have a detrimental impact on their outlook.
As the extension is linked to the main house, the roof pitch will match the existing and will be finished in materials to match the house. If this application is successful all the roofs will be finished with Redland Cambrian roofing tiles thus helping the proposed extension and existing garage appear as part of the original house.
The existing parking provision will not be affected or reduced by these proposals.
We believe the design of the new extension complies with the recommendations of the Residential Design Guide as the proposals: -
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