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PROPOSAL: ERECTION OF A REPLACEMENT DWELLING WITH ADDITIONAL USE FOR TOURIST ACCOMMODATION, INCLUDING IMPROVEMENTS TO VEHICULAR ACCESS SITE: BALLAKEWIN FARM, A3 FOXDALE ROAD, MALEW, IM9 3DW APPLICANT: Redacted JOB NO: WL/20/1512 DATE: 18/3/2021
1) INTRODUCTION 2) SITE/LOCATION 3) DESIGN ANALYSIS 4) MATERIALS 5) ACCESS 6) ENERGY & RESOURCE 7) PLANNING HISTORY 8) FLOOR AREAS/BUILDING LINES 9) ARBORICULTURAL/BIODIVERSITY IMPACT 10) DRAINAGE 11) SITE SERVICES/UTILITIES 12) PLANNING POLICY 13) PLANNING POLICY ASSESSMENT 14) CONSULTATIONS 15) REFERENCES/DRAWINGS 16) CONCLUSION
This design statement has been prepared to accompany a full detailed Planning Application for a proposed new replacement residential dwelling with additional use for tourist accommodation including improvements to the vehicular access at Ballakewin Farm, A3 Foxdale Road, Malew.
The site is the curtilage of an existing dwelling which sits on the west of the A3 Foxdale Road at the corner of the A3 Foxdale Road and the B41 Grenaby Road junction.
The property is a former traditional cottage which has been significantly altered and extended in the past in an unsympathetic and incongruous manner. The result being that the existing dwelling, whilst retaining a few traditional characteristics is now quite modern with a large flat roof element, eaves level dormers & catslide roof at the rear, large horizontally proportioned windows, and textured stucco render to the north elevation.
The character of the area is predominantly of low density residential and agricultural related development, generally of a varied and mixed character. The area has few buildings within it. Two relatively recent and traditionally designed two storey dwellings, namely Merrywood and Silverdale House lie immediately opposite the A3/B41 junction. Thie Vane located on the north side of the A3/B41 junction is a residential dwelling of non-traditional appearance, with a floor area extending to approx 371m2. This site has recently received planning approval for a modern replacement dwelling extending to 565m2 (refer to PA 20/01077/B)
The residential curtilage of the application site (outlined in red on attached application drawings) extends to approx. 0.6acres and contains the dwelling house (referred to and described above - to be demolished) together with 2no additional ancillary outbuildings. These buildings are single storey, relatively modest in size and of traditional appearance. These will be retained and used for ancillary storage & garaging. The site is predominantly laid to lawn with mature planting within the site and to the northern and south/west boundaries. The overall floor area of the existing dwelling extends to 326m2.
3) DESIGN ANALYSIS: The design of the scheme is appreciative of the requirement to demonstrate that the development will enhance or at the very least have a neutral impact on the character and appearance of the area. The architectural styles of the properties in the area are quite varied, more recently there has been a more modern, contemporary styled property approved at Thie Vane, which represents a new and current period in residential development. As the surrounding area already includes various different styles of housing it is put forward that the proposal would sit comfortably within this particular location it being of a traditional appearance from NW, NE & SE elevations. The rear/SE elevation will include more contemporary glazed elements to benefit from the solar gain and to appreciate the scenic aspect. The new replacement dwelling will be re-sited to the centre of the plot principally to facilitate the relocation of the new and improved vehicular access to the property. This relocation will also maximise separation distances between the dwelling and the highway to provide privacy to the occupants. The grass verge shown hatched on the drawings is reserved for future footway widening/extension (subject to future negotiations with DoI Highways Division). No trees will be required to be removed to facilitate the development and the remainder of the site and boundaries will be unchanged, with the exception of the front boundary wall which will be altered in accord with the submitted application drawings to provide improved visibility sight lines and access to Highway Authority requirements. The proposed dwelling is well designed and finished and has characteristics of both traditional and modern architecture, creating a property which, it is considered will sit comfortably within the context of its surroundings. The proposal has been designed to provide a family home that can also be used for tourist accommodation. The ground floor has been planned around open plan living, kitchen, dining area with direct access to the adjacent external space to the southwest. 4/5no bedrooms have been provided at first floor level with a disabled lift access to first floor level. The proposed dwelling’s orientation is critical in maximising natural daylight penetration and opportunities for solar gain in order to save energy, and to ensure that the quality of the spaces can be enjoyed as comfortably as possible. The layout of the dwelling has been designed to preserve the privacy to occupants and amenity areas of the proposal. The principle living areas south westerly aspect over the garden and landscape beyond, combined with large, glazed areas will provide excellent natural lighting throughout the day.
Building on the aspiration to create a relatively traditional dwelling with contemporary features a carefully selected simple palette of materials has been chosen to achieve this aesthetic. White smooth rendered walls wrap the building – punctuated with UPVC or powder coated aluminium windows & doors. The front porch and sections of the rear/southwest elevation will be clad in natural pointed stonework. The roof will be of natural slate or approved imitation slate. The fascia boards & soffits will be of UPVC. The rainwater goods to be UPVC or powder coated aluminium. Salvaged natural stone from the demolition will be used to for external landscape features and the realigned boundary wall.
Currently vehicular access to the site is provided via a gated access between the existing garage and southern corner of the existing dwelling. Egress visibility from this current access is severely impaired due to the existing building structures impeding visibility. The attached proposals cater for the provision of a new and improved access that achieves minimum 43m visibility in each direction meeting the Highway Authority satisfaction. Pedestrian access to the site is via a personnel gate incorporated within the entrance wall adjacent to the vehicular gates. Ample hardstanding & turning area is provided to allow for several motor vehicles to park and manoeuvre on site.
Level thresholds to external doorsets and minimum clear widths to comply with Building Regulations Approved Document Part M. Internal access with minimum clear widths of unobstructed openings will be achieved throughout. A vertical rise disabled lift will be incorporated between ground and first floor level. The provision of a safe means of escape from the building is to be provided via compliance with Building Regulations Approved Document Part B.
The new dwelling will be highly insulated with improved airtightness to reduce heat loss. All windows will be minimum double-glazed windows with u-values to exceed current Building Regulation standards, further reducing heat loss.
The new dwelling’s orientation is critical in maximising opportunities for solar gain. The layout of the dwelling has been planned in so far as is reasonably practicable to preserve the privacy to occupants and amenity areas of the proposal. The main living areas have south west aspects combined with large, glazed areas will provide excellent natural lighting throughout the day.
The building will be afforded a highly insulated and airtight external envelope to keep the energy consumption for heating to a minimum by providing low levels of air leakage and improved element Uvalues.
The proposed building will be built from well insulated, airtight, heavy weight construction to provide the thermal mass required to balance internal room temperatures to make good use of solar energy gained through the strategically placed glazing. This sustainable form of construction will lead to lower energy consumption in comparison to more conventional construction methods.
Where economically viable and site constraints allow, micro-renewable technologies in the form of air sourced heat pumps, heat recovery systems or solar thermal panels will be provided.
Dual flush sanitary systems and rainwater harvesting water butts installed to minimise water consumption.
The new dwelling is to utilise a smart metering/ monitoring system to record energy consumption, to help occupants identify any wastage and to promote a more environmentally aware lifestyle. All electrical appliances will be A rated or better under the Energy Efficiency Labelling Scheme. Low energy lighting technology will be fitted throughout, with external lighting provided by LED lights and activated by PIR sensors where possible.
Included within the fabric specification will be a high standard of thermal insulation to ensure that the energy requirement for heating is reduced. A log burner is to be installed and a high efficiency oil fired condensing boiler will provide the heating to the new dwelling via a wet underfloor heating system and in combination with any renewable technologies incorporated and the passive solar gain will guarantee acceptable midwinter temperatures. The super-insulation and high levels of air tightness will provide a healthy and comfortable living environment.
The proposed replacement dwelling has a nett internal floor area of 319m2 and a footprint/ground coverage of 195m2. The front building line is set at 15.6m from A3/Foxdale Road. The overall floor area (measured externally) of the existing dwelling is 326m2. The overall floor area (measured externally) of the proposed replacement dwelling is 361m2 which represents an 11% increase in floor area.
There is an abundance of flora and fauna inhabiting the site and surrounding landscape. Other than the disturbance of ground within the construction zone, all trees, hedging and shrubs will be preserved except for 3no palm trees in front of the proposed entrance porch .
A temporary protective fencing such as Heras fencing, or a stout timber post and top rail fence is to be erected to demarcate the Construction Exclusion Zones. The position of this fencing is indicated by the dashed green lines on drg no 4c. The fencing must be installed for the purpose of excluding construction activity outside the construction zone area. The fencing is to be fully installed prior to any construction activity and remain in place and fully effective until work is complete. All weather notices should be attached to the protection fencing with words such as CONSTRUCTION EXCLUSION ZONE – NO ACCESS. Under no circumstances are materials to be stored outside the construction zone. Storage areas for liquids such as fuels, oil or paint must not be situated within 10m of any trees on or within proximity to the site due to the risk of soil contamination caused by accidental spillage.
Foul drainage is to discharge to a new Biodisc BA packaged foul sewage treatment unit. The subsequent effluent will discharge to a sub-surface irrigation drainage system. The hard landscape finishes of the footpath and patio areas will be designed to discharge surface water onto the adjacent soft planting areas. Rainwater from the roof will be taken to soakaways located in suitably permeable ground, at a minimum 5m from building and roadway structures.
The site lies within an area not designated for development on the Area Plan for the South (2013). The following Strategic Plan policies are considered relevant to the consideration of the application:
Housing Policy 14 is the most appropriate policy to be applied to this application as it provides specific guidance on the replacement of existing dwellings in the countryside HP14 provides detailed advice on replacements as follows:
Housing Policy 14: "Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area, which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact."
Strategic Policy 8: Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and manmade attractions.
Business Policy 13: Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents.
The proposals meet the criteria in HP14 in that, the proposed replacement dwelling is not substantially different to the existing in terms of size (plus 11%), and whilst the location is not on the footprint of the existing, the new location facilitates significant safety improvements to the vehicular and pedestrian access/egress.
The design of the proposed replacement dwelling is generally in accord with Policies 2-7 of the present Planning Circular 3/91.
The design will incorporate the re-use of salvaged stone and slate from the existing dwelling where practicable, and in general the new fabric will be finished to match the materials of the original building.
There are no immediate neighbours who would be affected by the additional use of the premises as tourist accommodation and the site is close to Silverdale Mill complex and relatively close to Ballasalla and Castletown which have attractions which would be of interest to tourists. The location and impact of the development is considered acceptable and in accordance with TP8 and BP13.
It is relevant to note that the existing property currently has approval for the additional use of the dwelling for tourism (refer to PA 18/01315/C).
Pre-application on-site consultations were conducted between Sarah Corlett (DEFA Planning Officer) and Ms Crookall (Applicant) and Nick Ingham (Building Contractor) on 26/3/19.
Pre-application consultation with Sheila Henley, Highway Development Control Officer. Confirmation of acceptability of proposals received 15/2/21.
Plan as Existing 1 WL/20/1512 1/100 May 20 Plan as Proposed 3B WL/20/1512 1/100 July 20 Site Plan 4C WL/20/1512 1/200 Oct 20 Location Plan 5 WL/20/1512 1/2500 March 21 Block Plan 6 WL/20/1512 1/500 March 21 Planning Statement WL/20/1512 18-3-21
The proposal seeks to provide a quality family home with additional use for tourist accommodation. The new and improved vehicular access together with the improved on-site parking will significantly improve the safety for the occupants, visitors and other uses of the A3/B41 roads alike. The removal of the existing dwelling that has been unsympathetically altered and extended over the years, and its replacement with a new dwelling which whilst traditional in appearance exceeds current building regulations standards will preserve and enhance the character and appearance of the local area. The design, layout and density of the proposed development has been carefully considered in relation to the site’s characteristics, the surrounding area and the relevant planning policies and the pre-application advice Miss Sarah Corlett, DEFA Planning Officer.
| Drawing/Document Detail: | Drg No: | Job No: | Scale: | Date: |
| Plan as Existing | 1 | WL/20/1512 | 1/100 | May 20 |
| Plan as Proposed | 3B | WL/20/1512 | 1/100 | July 20 |
| Site Plan | 4C | WL/20/1512 | 1/200 | Oct 20 |
| Location Plan | 5 | WL/20/1512 | 1/2500 | March 21 |
| Block Plan | 6 | WL/20/1512 | 1/500 | March 21 |
| Planning Statement | WL/20/1512 | 18-3-21 |
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