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The entrance porch sits over an external basement lightwell that runs continuously around the three principal elevations of the building. This is thought to have originated in the developments to the building instigated under the ownership of Ltd Col Wickham Stevenson (1907-21), where it is likely that the original basement window grilles were removed and the ground cut back from the basement wall to reduce damp issues and increase daylight to the basement. It is likely that the entrance porch was moved from its original position at the same time.
A section of this lightwell was removed to accommodate the new section of the building (including connection to the basement) in the late 1980s; the lightwell was built over and remained intact when the 'long room' was added (likely in the 1930s).
Now that this area has been demolished, it is proposed to reinstate the lost section of lightwell, albeit using modern blockwork with a rendered finish The new terrace will be built above to bridge the space between the house and garden in much the same way as the entrance porch does.
The ground either side of the terrace will be profiled to slope up from the low lightwell retaining wall up to the level of the garden, as it does either side of the entrance porch; this area will be planted to visually soften the transition and to restrict access. At the end of the lightwell and to the side of the front verandah, there will be a retaining wall and low parapet wall matching the same on the entrance side. These walls would be finished in stone where visible above ground level on the 'retained' side and render on the side facing into the lightwell and terrace.
The steps down from the terrace to the garden, although larger, will be modelled on the steps down from the entrance porch and these will be flanked by a low curved wall either side, stone faced on the garden side, rendered on the lightwell side. The finish on the terrace will be ‘Buscot Limestone (tumbled + etched) as approved in previous applications:
22/01523/GB + 22/01524/CON • 23/10057/AIR + 23/10058/AIR There will be a metal railing either side of the terrace to protect from falling.
There is currently a large opening in the external wall at basement level, a result of the 1980s extension. This will be infilled with a blockwork cavity wall and the lower area of stonework lime rendered to conceal the previous alterations in the stonework.
The proposals are in line with the following planning policies of the Strategic Plan 2016:
Environment Policy 32,
Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.
Although not strictly speaking an extension or alteration to the Registered Building, the proposals do impact on the setting of the building and the terrace and retaining wall do abut the building elevation.
The proposals do not detrimentally affect the character of the building or its setting. The perimeter basement lightwell will be reinstated, the proposed terrace and surrounding layout assumes the character of the building's setting on the entrance porch side; the proposed terrace is reduced in size and offers a more sensitive and characterful setting for the building than the previously approved scheme.
Environment Policy 35,
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
The proposals will cause no adverse affect on the character or appearance of the Conservation Area. Planning Policy Statement 1/01, Policy RB/3, The issues that are generally relevant to the consideration of all registered building applications are:
The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance (eg Interiors, murals, hidden fireplaces) may come to light after the buildings entry into the register.
The buildings setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby ( including other registered buildings).
Lorne House is undoubtedly an important Registered Building, significant for the Isle of Man from both an architectural and historical standpoint.
The building makes a unique contribution to the townscape and urban fabric of Castletown and to the Castletown Conservation Area. These proposals do not represent a risk to the building’s importance in either sense. Planning Policy Statement 1/01, Policy RB/5,
In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered Building Consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made against the criteria set out in this section, for such proposals.
MAY 2024 ISSUE
This drawing is issued for the sole purpose of applying for planning + registered building consents and is not to be used for any other purpose; ie not to be used for the purpose of costing or construction
PLANNING
Tom + Lara Inskip
285_Lorne House Castletown
Number Scale
na
Planning statement 02
Do not scale from this drawing • All dimensions must be checked on site prior to commencing works. Any discrepancy found between information given on this drawing and that given elsewhere or recorded on site shall be notified immediately to the project architect in writing.
20 Athol Street Douglas ISLE OF MAN IM1 1JA
©
horncastle:thomas
a r c h i t e c t s + d e s i g n e r s
01624 663 383
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