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694/07/8.8.1/ALD/fk
RECEIVED 0800626
17 March 2008
26 MAR 2008
Town and Country Planning (Development Procedure) Order 2005
The site is located within a self-contained smallholding, accessed by a privately owned private lane. The proposals involve the complete renovation and modest extension of an existing traditional, agricultural workers dwelling which was granted approval in principle under PA: 07/01575/A for 'Approval in Principle to renovate and extend the existing building to form a residential dwelling'.
The extension takes the form of two single-storey essential accommodation 'pods' to the existing single-storey cottage, providing additional habitable spaces with an interlinking glazed infill.
The complete renovation of the existing derelict cottage will enhance the visual appearance of the site and from the highway is very traditional in appearance.
The gross internal area of the combined extension is equivalent to 50% of the gross external area of the existing building. The lightweight glazed link between the extensions will form a conservatory/sunroom and will improve the internal circulation within the completed dwelling. This element is critical to the success of the project.
In addition to the extension to the existing cottage, it is proposed to erect a standard size double garage (PDG 1), summerhouse (PDG 3). All to be carried out under permitted development. Any other development will be subject to formal application. We have indicated the location of all possible future outbuildings on our site plan.
Layout
The existing building is located at the highest point of an area of marshy ground which will be reclaimed and landscaped as part of the scheme. The main access off the private lane will be repositioned so that it opens onto the main traditional elevation of the existing cottage and not onto the side elevation as is the current situation.
An overall scheme of landscaping and planting has been proposed as part of the regeneration of the whole site. The client will be creating new areas of orchard, planting beds, pond and vegetable plots within and alongside existing trees, scrub and hedgerow with traditional Manx hedging, employing wild flowers to add colour and create a habitat for a variety of animals.
Scale
The original cottage has no existing incoming supply of water, electricity or gas all of which are readily available. (See previous approval) and even in a fully renovated condition would be of insufficient size to support modern day living.
We propose an extension which is in keeping with the scale of the original dwelling and does not try to dominate it at the same time we are reintroducing traditional manx stone chimneys to the derelict cottage to reinforce the character of the original structure. The fenestration is such as to benefit from winter low level sun penetration whilst in summer the provision of large glazed areas will allow ventilation to occur naturally.
Landscape
The applicant is proposing an extensive scheme of planting with the provision of an indigenous orchard, the creation of rose beds, planted areas for flowers and incorporating bog-gardens adjacent to the feature pond to enhance the existing areas of wetland within the site.
The existing soils will be tested with a view to reintroducing wild flowers such as orchids into the new areas, together with hedgerows. All new planting will be set within an extensive framework of existing vegetation.
The applicant will be reclaiming areas of wetland immediately around the original cottage and turning it over to areas of paving, lawn and planting beds, all designed sympathetically around the completed dwelling making use of rainwater harvesting for re-use within the property.
It is proposed to install a private sewer treatment works which will discharge into the existing watercourse and pond. Rainwater harvesting will be provided, the result will be re-used in irrigation on site with any surplus discharged into the proposed pond. High levels of insulation will be provided having due regard for air-tightness. High quality double glazed units with low emissivety glazing and argon filled units. The orientation of the building is such as to benefit the use of solar tubes which are being considered for supplementary water heating.
The construction of the wing extensions reflect the original building both in size and materials, with the design intention to enhance rather than to detract from the existing.
The window sizes to side elevations of the extension reflect the window openings present in the existing building but the use of traditional fenestration styles will give the new elevations that abut the existing a continuity of style and scale in keeping with the original cottage and the surrounding area as set out in planning circular 3/91
The site is accessed by a private lane. Improvement works requested by the DoT in the previous application have been implemented. It is proposed to relocate the current entry to the site so that it opens onto the main elevation of the original building. By the creation of a double garage in Manx stone and carefully considered landscaping it is intended to create a courtyard feel to the frontage of the development.
0800626
Mr J and Mrs T Duncan
Refurbishment of Existing Manx Cottage off Clanagh Road, Sulby
Condition Report on Structure
RECEIVED 04 26 MAR 2008
GRACIAL GOVERNMENT ENVIRONMENT
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