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Demolition of existing extensions with the erection of a two storey extension and alterations to Baljean Cottage Baldhoon Road, Laxey IM4 7QL for Mr & Mrs Toby and Sarah Marshall
DESIGN STATEMENT
Job No. 1.7237
Prepared by: Damien Dowling MCIAT Chartered Architectural Technologist
August 2015
1.00 Introduction 2.00 Site Location & Surroundings 3.00 Existing Property & Photographs 4.00 Proposal 5.00 Summary
Extension to Baljean Cottage, Baldhoon Road, Laxey for Mr & Mrs Toby & Sarah Marshall
1.00 Introduction
The purpose of this Design Statement is to describe the proposed extension to Baljean Cottage and highlight the design approach taken by Damien James Design to meet the brief which has evolved during our appointment and has been set by our client.
The planning application is for the demolition of the existing side and front extensions with the erection of a two storey extension with alterations to the cottage.
2.00 Site Location & Surroundings
Baljean Cottage occupies a site on the northern side of Baldhoon Road, in the Parish of Lonan
The site is indicated on the location plan issued at a scale of 1:2500. The site has had a topographical survey carried out and is shown at a scale of 1:100, please see Dwg no.1507C.
The application site covers approximately 762 square metres (0.118 acres).
Vehicular and pedestrian access to the property is primarily via a concrete drive from Baldhoon Road, with the access adjacent to Smilers Barn using an established gravel track. This track also serves vehicle access for a further three dwellings higher up the road, Cor-Valley, The Quarry and North Baldrine farm
The two-storey dwelling has an attached lean-to roof extension to the side. There is also a large porch extension to the front of the property. The curtilage of the site borders with the access track on the North, Smiler's Barn to the West, and open fields to the East and South.
Within the site there is parking provision for a least two family saloon cars with generous space between. There are narrow pavements leading to the cottage, with a mature grass lawn to the front. The central area of the site falls very steeply to the South, with access via timber steps to where the applicant grows potatoes and vegetables.
With the site being located on high ground, provides stunning views to the South East, across Laxey and over the Irish Sea. On the South West are views towards Axnfell plantation.
It was assumed that the original house had the proportion and form that followed the regular pattern that is typical on the Island. Although after completing a measured survey of the property we can confirm that the footprint is considerably less than the more common external plan dimensions.
The foot print of the house is 8.83 x 5.03m. As a two storey property we therefore have a total external area of 88.8 square metres (excludes lean-to roof side extension and front porch extension). Referring to the guidance set out within the document, 'Guide to the Design of Residential Development in the Countryside', Planning Circular 3/91, which states the following:
"The proportion and form of country houses follow common patterns. The typical dwelling takes the form of a double cube volume topped by a steep pitch roof with gable ends.
With these proportions and using the normal present day ceiling height of 2.5m, a two storey building gives an external plan dimension of 11.0m x 5.5m and will accommodate some 100 square metres of floor space."
Using these typical dimensions of 11.0m x 5.5m and as a two storey property we have a typical total external area of 121.0 square metres. Therefore the existing house is approximately 36% less than that is the more common.
The cottage has had extensions and alterations over the years which have been ill-considered and poorly designed which substantially detract from the original character of the property.
There has been constructed a single storey side extension to accommodate a utility room. Unfortunately this addition has a lean-to roof which takes a much lower form of what can be accepted as traditional, having a pitch of only 12 degrees approximately. The fenestration is not complementary, where the double doors were installed, with no access from within the cottage.
The porch extension depth to the front of the cottage should have been avoided as it is set way too forward from original house by approximately 2.5 metres with a similar width. The porch is not an acceptable addition in my opinion.
The internal accommodation is accessed via the large porch leading directly to the kitchen with a door to the lounge. Stairs are positioned at the back of the lounge leading to the first floor providing two bedrooms and a bathroom.
The floor to ceiling height in the ground floor accommodation is only 2035mm.
The current position of the stairs is inherently unsafe with regards to the following:
The house has the benefit of a wood burner in the lounge and an oil fired cooker in the kitchen.
The following photographs demonstrate the form of the property including the extensions & alterations previously described:
Image 1 – Single storey side extension with poor fenestration and low pitched roof.
Image 2 – Single storey side extension with low pitched roof conflicting with the form of the traditional cottage roof.
Image 3 – Single storey side extension showing another view of the low pitched roof conflicting with the form of the traditional cottage.
Image 4 – Porch extension with a depth that detracts with the form of the traditional cottage.
Image 5 – Showing both the side and front extensions
The owners have lived at the property since its purchase in 2000.
They have previously made two planning applications for the erection of a replacement dwelling, PA 09/00317/B & PA 11/00409/B, of which the latter one successful. After consideration it was decided not to proceed with that scheme.
The most recent planning application was for a two storey extension, PA 15/00260/B which was refused.
Following an enquiry and our subsequent appointment, our brief was to design a two storey extension with alterations to provide accommodation for the following:
Within our design we were to maximise natural light and the views that are available.
After analysing the topographical survey and working with various preliminary layouts we established and discussed the possible options available to our Client to provide the accommodation that they wanted to achieve. After careful consideration it was decided to design an extension that would replicate a barn and respect the existing cottage.
The extension is positioned on the west side, extending from the gable with both the new gable and south facing elevations clad in natural stone to provide a visual break from traditional cottage.
The site layout design provides for two parking positions to current standards while preserving the existing garden. Vehicle access is maintained, similar to the existing provision.
Entrance is provided into a hall with a void rising to the first floor ceiling which will have the benefit of natural light from the south elevation window at first floor level. We are keeping the first floor small square window on the original gable to provide some character to the scheme and to allow borrowed light into bedroom 1.
The hall has allocated storage and space below the stairs for a hot water storage tank if required. There is a utility & wc room providing space for the washing machine, dryer and a position for the heating, ventilation and heat recovery system unit.
The hall provides access to the lounge and the new family kitchen diner located in the existing cottage, with a couple steps up through a new door opening. We have set the extension ground floor level at 300mm below the existing floor level of the cottage to compensate for the low ceiling heights.
The stairs rises to the first floor accommodation leading to new door opening into the existing cottage, to the reconfigured bedrooms and family bathroom.
From the new landing is access to the new En-suite Master bedroom.
The materials specified are few and simple with a natural slate roof to match existing, natural local stone cladding and rendered masonry finished in quality paint on the north elevation.
The following photograph shows an existing barn adjacent to Ballamillghyn Farm and within 50 metres of the proposed extension. Our door and window fenestration are similar to this old barn
Image 6 – Barn adjacent to Ballamillghyn Farm
| Existing Cottage | |
| Ground Floor measured externally (includes side extension & porch) | 62.0 sq. m |
| First Floor measured externally | 44.4 sq. m |
| Total | 106.4 sq. m |
| New Extension | |
| Ground Floor measured externally | 39.4 sq. m |
| First Floor measured externally | 39.4 sq. m |
| Total | 78.8 sq. m |
We have designed an extension using modern materials and which is specified to be highly insulated while using fuel efficient appliances and respecting the traditional form of the Islands rural buildings and features.
The proposal, if approved, for these existing extensions to be demolished with the erection of a two storey extension will provide for and allow the applicant and his family to live on a site where they have lived since 2000. The extended cottage would provide sufficient accommodation for the family to progress and develop.
The extension, if constructed should be a welcome addition to the traditional housing stock of the Isle of Man.
We have designed the extension with the brief provided for accommodation to provide a family home and have been very conscious of the additional increase in floor area.
We have calculated the area of the existing and the proposed extension on the following basis: This gives an increase of 74%.
Housing Policy 15 states the following:
"The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
In summary it is our belief that this extension should be supported for the following reasons:
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