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This document is to accompany the proposed application for a replacement detached dwelling with associated parking. The client's brief is to demolish the existing property on the site and replace it with a suitable thermally efficient dwelling with off-street parking.
The site is located on the north side of Ballagawne Road. The sloping site has dwellings to both sides and backs onto agricultural fields. The parents of one of the clients lives in the adjacent house Watlee to the east boundary. Watlee was built on the original garden of the property.
The property known now as The Bungalow, was originally called White Gates, but became known colloquially as 'The Bungalow' to easily identify it from the surrounding houses. Over time the name changed through usage. The existing property located on the site is single storey with $3 / 4$ bedrooms, believed to be built in 1929/30. A flat roofed extension was erected to the rear elevation during the 1970s. There was a flat roofed two storey extension, built in 1946/47 which contained a bedroom and kitchen over a storage area/workshop, which had to be demolished about 20 years ago due to disrepair and safety. A single garage, set down into the slope, was added to the side of the 1940s extension around 1950. This is currently used for storage. The main roof is double hipped and finished with red clay tiles. There is no evidence of any roof insulation. The walls are of a masonry construction with a dash and render external finish. The floor is constructed from timber joists with timber boarding. There is no insulation or damp proof membrane. The front windows have timber frames with single panes of glass. The rear windows in the extension section are metal framed, single glazed. The property is awkwardly located on the site, and does not sit square to the road. The Bungalow is currently in a dilapidated state and has not been occupied since 1988. To the front of the property is a raised, brick, rendered, patio area, reached by path and steps, providing access to the front door, which appears to be suffering from subsidence and displays both lateral and vertical cracking and loss of render. There also appears to be further evidence of subsidence linked to the main building with cracking to the render and the bay windows of the front having 'dropped' from their original position. In places, the roof of the extension has collapsed leaving the interior open to the weather, and ingress of vegetation. The extension shows penetrating damp to the walls, particularly noticeable to the west facing exterior wall and below the largest window. The area where the two storey extension was removed is showing some deterioration to the joists of the roof and floor due to unprotected exposure to the elements. The dwelling is no longer fit for habitable use and is considered to be beyond an economically viable upgrade and restoration. The property is connected to the foul water public sewer located in Ballagawne Road. All other services including electricity, water and telecom are available on the site.
There is no previous planning applications for the site on the Isle of Man Government Planning website. 14/00190/B - The adjacent site to the west obtained planning permission in March 2014 for the demolition of the existing dwelling and replaced with two semi-detached dwellings.
The proposed two storey dwelling has been orientated square to the road and in line with the other properties on the road to the west. The dwelling captures the excellent views out to the south of the site. The orientation takes advantage of natural daylighting, maximising this to the habitable and more frequently used areas of the dwelling. The footprint of the proposed dwelling is in a similar position as the existing towards the east boundary. This provides a side garden to the west of the site. The location of the garage has been sited so that the existing road access can be utilised. The site slopes uphill from the front boundary to the rear boundary. The ground floor level is in the optimum positon to reduce the amount of "cut and fill" excavation works. The roof has a slate finish. The double hip roof shape has been maintained, reducing impact on the neighbouring properties. The garage floor level is 1.8 m below the ground floor level to provide a usable gradient to the driveway. The eaves and ridge heights of the double storey aspect are below the two storey neighbouring property to the west boundary. The eaves and ridge heights of the single storey aspect are below the neighbouring dormer bungalow to the east boundary. The colour of the external walls are to be white with a smooth finish. The windows, doors and fascia boards are to be a contrasting dark grey. The rear elevation includes bi-fold doors allowing the dwelling to open out onto a patio area. Solar panels have been incorporated on the roof slope to provide an alternative sustainable energy source. The roof, walls and floors have been designed to include high levels of insulation which will ensure the dwelling is thermally efficient. An air source heat pump that produces less carbon dioxide emissions than a traditional heating system, whilst being highly efficient is to be installed to the rear elevation. This will be supplemented by an efficient gas boiler. The windows to the front elevation will be triple glazed units to increase thermal efficiency and reduce sound transmission from the busy adjoining road.
The existing site sits between Cedar Lodge East and Watlee. The overall length of the site at the midpoint is 26.6 metres. The area of the site is 715 square metres. The existing single storey dwelling has an area of 119 square metres, and the garage has an area of 15 square metres. The now demolished extension would have added approximately 48 square metres to this figure. The proposed dwelling is a four bedroom family home. The ground floor has 180 square metres of habitable space with a 38 square metre attached garage. The first floor has 178 square metres of habitable space.
The land to the front of the proposed dwelling will be tiered. The driveway will be finished in coloured concrete brick paviors. The land to the rear of the proposed dwelling will be a secluded patio area. The tree to the side of the garden will be retained.
The proposed dwelling will have a total of two off-street parking spaces within the double garage. The internal dimensions of the garage are 6.0 m by 5.7 m .
The existing road access will be maintained. To aid manoeuvrability onto the site the wall to the west is to be rebuilt with a greater radius and the access widened. To provide clear visibility to the road, the existing front boundary wall is to be reduced in height. See site plan. Visibility splays have been added to the site plan to emphasise this.
A topographical survey has been carried out by WGS Ltd including accurate location and spread of the trees. This information is shown on the site plans.
The site is zoned as residential and the proposed dwelling has been carefully designed to retain the spirit of the original property, minimise impact on its neighbouring properties and the locality in general, and accords with the latest version of the Isle of Man Strategic Plan. The design and layout of the proposed development ensures that if represents an appropriate addition to the area and will only enhance the street scene. The location of the site is well served by shops and services in the area and the proximity of a good local transport infrastructure contributes to the overall sustainability of the development. The parking provision is considered adequate to meet the needs of the future occupiers of the proposed dwelling in this particular location. It is considered that the proposed scheme seems to address all relevant planning policies. {{image:109275}}
Existing front elevation
{{image:109277}} Existing rear elevation Existing rear elevation
Quay Design Ltd 24th March 2021
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