merged document 6 - OnTheMarket · 13/1417M/PDN1Fapcon(CE)/1100 KATHRYN TIMMINS CALDERPEEL...

13/1417M/PDN1Fapcon(CE)/1100

KATHRYN TIMMINSCALDERPEEL ARCHITECTS20-24, MARKET COURTCHURCH STREETALTRINCHAMWA14 4DW

Development Management PO Box 606

Municipal BuildingsEarle Street

CreweCW1 9HP

email: [email protected]

DECISION NOTICEApplication No: 13/1417M

TOWN AND COUNTRY PLANNING ACT 1990 (AS AMENDED)

Particulars of DevelopmentExtensions and alterations to existing listed buildingLocationWHITE LODGE, CHESTER ROAD, TABLEY, WA16 0HF

for Robert Bradbury

In pursuance of its powers under the above Act, the Council hereby GRANTS planning permission for the above development in accordance with the application and accompanying plans submitted by you subject to compliance with the conditions specified hereunder, for the reasons indicated:

The development hereby approved shall commence within three years of the 1.date of this permission. Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by s51 of the Planning and Compulsory Purchase Act 2004.

The development hereby approved shall be carried out in total accordance 2.with the approved plans numbered 12030 (pl) 001 Existing drawings and 12030 (pl) 002 B Proposed drawings received by the Local Planning Authority on 4 April 2013 and 18 June 2013.Reason: For the avoidance of doubt and to specify the plans to which the permission/consent relates.

Notwithstanding the provisions of the Town and Country Planning (General 3.


Permitted Development) Order 1995 (or any order revoking or re-enacting that order), no development (as defined by Section 55 of the Town and Country Planning Act 1990) as may otherwise be permitted by virtue of Class(es) A, B and E of Part 1 Schedule 2 of the Order shall be carried out.Reason: To ensure continued control over the extent of further building on the site having regard to policies BE1, DC1, DC3 and GC12 of the Macclesfield Borough Local Plan 2004.

Prior to commencement, a plan indicating the positions, design, materials 4.and type of boundary treatment to be erected shall be submitted to and approved in writing by the Local Planning Authority. The boundary treatment shall be completed before first occupation. The boundary treatment shall be carried out in accordance with the approved details and permanently retained unless otherwise first approved in writing by the Local Planning Authority.Reason: To ensure adequate and appropriate treatment to all boundaries in the interests of the visual amenity of the locality in accordance with Policy BE1 and DC8 of the Macclesfield Borough Local Plan 2004.

The reason(s) for approving this application is/are:The proposal complies with the relevant policies of the Development Plan 1.and is considered to be acceptable.The proposal has an acceptable relationship with adjacent buildings and the 2.wider streetscene.The proposal has an acceptable impact upon the amenities of neighbouring 3.properties.

INFORMATIVE: The policies and proposals in the Development Plan relevant to this decision are: Macclesfield Borough Local Plan – saved policies BE1 (Design principles for new developments) DC1 (High quality design for new build) DC2 (Design quality for extensions and alterations) DC3 (Protection of the amenities of nearby residential properties) DC6 (Circulation and Access) DC38 (Guidelines for space, light and privacy for housing development) DC43 (Side extensions) GC12 (Alterations and Extensions to Houses) National Planning Policy Framework Chapter 7 (Requiring good design)

INFORMATIVE: The Local Planning Authority (LPA), in reaching this decision, has followed the guidance in paragraphs 186 and 187 of the National Planning Policy Framework. The Framework advises that the LPA should work proactively with applicants to secure developments that improve the economic, social and environmental conditions of the area.

INFORMATIVE: The applicant's attention is drawn to the conditions and footnotes attached to the grant of Listed Building consent for the conversion of the existing property (Application Ref. No. 13/1424M).


Please Note: This decision notice does not convey any approval or consent which may be required under any enactment, bye-laws, order or regulation other than Section 57 of the Town and Country Planning Act 1990.

This consent is granted subject to conditions and it is the owner(s) and the person(s) responsible for the implementation of the development who will be fully responsible for their compliance throughout the development and beyond. A fee is payable to us for the discharge of conditions. Please see our Website for details. If there is a condition that requires work to be carried out or details to be approved prior to the commencement of the development this is called a "condition precedent". The following should be noted with regards to conditions precedent:(a) If a condition precedent is not complied with, the whole of the development will be unauthorised and you may be liable to enforcement action.(b) Where a condition precedent is breached and the development is unauthorised, the only way to rectify the development is the submission of a new application.

Other conditions on this permission must also be complied with. Failure to comply with any condition may render the owner(s) and the person(s) responsible for the implementation of the development liable to enforcement action.

This permission is granted in strict accordance with the approved plans. It should be noted however that:(a) Any variation from the approved plans following commencement of the development, irrespective of the degree of variation, will constitute unauthorised development and may be liable to enforcement action.(b) Variation to the approved plans will require the submission of a new planning application.

Dated: 14th October 2013

Signed

Authorised Officer forCheshire East Borough Council

13/1424M/PDN1Lcapco(CE)/1100

KATHRYN TIMMINS,CALDERPEEL ARCHITECTS20-24, MARKET COURT, CHURCH STREETALTRINCHAMWA14 4DW

Development Management PO Box 606

Municipal BuildingsEarle Street

CreweCW1 9HP

email: [email protected]

DECISION NOTICEApplication No: 13/1424M

PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS) ACT 1990

Particulars of DevelopmentExtensions and alterations to existing listed buildingLocationWHITE LODGE, CHESTER ROAD, TABLEY, WA16 0HF

for Robert Bradbury

In pursuance of its powers under the above Act, the Council hereby GRANTS Listed Building Consent for the above development in accordance with the application and accompanying plans submitted by you subject to compliance with the conditions specified hereunder, for the reasons indicated:

The works to which this permission relates shall commence within three 1.years of the date of this consent.Reason: To comply with the requirements of Section 74 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

The development hereby approved shall be carried out in total accordance 2.with the approved plans numbered 12030 (pl) 001 Existing drawings and12030 (pl) 002 B Proposed drawings received by the Local Planning Authority on 4 April 2013 and 18 June 2013.Reason: For the avoidance of doubt and to specify the plans to which the permission/consent relates.

Prior to the commencement of works to White Lodge hereby approved, 3.colour panel sample of all plaster, render and pointing (including any rebuilding work required to wings or chimneys) shall be submitted to and


approved it writing by the Local Planning Authority. Such materials shall be made available on site prior to the commencement of their use, for the inspection of the Local Planning Authority who shall be notified in writing of their availability. The plaster shall be lime based and the development shall be carried out in accordance with the approved details.Reason: To ensure that the external appearance of the building is acceptable in accordance with policies BE1 and BE18 of the Macclesfield Borough Local Plan 2004.

The removal of paint from the bricks on the Listed Building known as White 4.Lodge shall be carried out using a sensitive steam based stone cleaning system, detail of which shall be submitted to and approved it writing by the Local Planning Authority prior to the commencement of works. The development shall be carried out in accordance with the approved details.Reason: To reduce any damage to bricks and to ensure that the external appearance of the building is acceptable in accordance with policies BE1 and BE18 of the Macclesfield Borough Local Plan 2004.

No development shall take place, until samples of the painted brickwork to 5.be used in the construction of external surfaces of the conversion hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.Reason: To ensure that the external appearance of the building is acceptable in accordance with policies BE1 and BE18 of the Macclesfield Borough Local Plan 2004

Prior to the commencement of works to White Lodge hereby approved, a 6.scheme detailing the repair schedule for all windows shall be submitted toand approved it writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.Reason: To ensure that the external appearance of the building is acceptable in accordance with policies BE1 and BE18 of the Macclesfield Borough Local Plan 2004.

Existing windows shall be repaired, unless otherwise agreed in writing by the 7.Local Planning Authority. Such replacement windows are to be fabricated in timber, maintain the same opening function and painted thereafter, detail of which (plans of 1:20 showing the profile) shall be submitted to and approved it writing by the Local Planning Authority prior to the commencement of works. The development shall be carried out in accordance with the approved details.Reason: To ensure that the external appearance of the building is acceptable in accordance with policies BE1 and BE18 of the Macclesfield


Borough Local Plan 2004.

The rooflights on the development hereby approved shall, unless otherwise 8.agreed by the Local Planning Authority in writing, be of the 'conservation type' with a frame flush with the outer face of the roof slope. Reason: To ensure a satisfactory development which does not prejudice the amenity of the locality, in accordance with accordance with adopted Macclesfield Borough Local Plan policies BE1 and BE18.

No building works shall take place until details and samples and laying 9.details of all surfacing materials to the non-adoptable vehicular and pedestrian areas have been submitted to and approved in writing by the Local Planning Authority. Such materials shall be made available on site prior to the commencement of their use, for the inspection of the Local Planning Authority who shall be notified in writing of their availability. The surfacing works shall be constructed from the materials thereby approved and thereafter maintained. Reason: To ensure that the setting of the Listed Building is acceptable in accordance with policies BE1 and BE18 of the Macclesfield Borough Local Plan 2004.

All doors on the existing building are to be fabricated in timber and painted, 10.unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure a satisfactory development which does not prejudice the amenity of the locality, in accordance with accordance with adopted Macclesfield Borough Local Plan policies BE1 and BE18.

Prior to the erection of any new walling within the site, details of the walling 11.shall be submitted to and approved it writing by the Local Planning Authority. Such details shall be made available on site prior to the commencement of their use, for the inspection of the Local Planning Authority who shall be notified in writing of their availability. The plaster shall be lime based and the development shall be carried out in accordance with the approved details.Reason: To ensure that the external appearance of the building is acceptable in accordance with policies BE1 and BE18 of the Macclesfield Borough Local Plan 2004.

Prior to the commencement of works to White Lodge hereby approved, a 12.scheme detailing the repair schedule for all the stairs and existing doors (provided stating which elements are to be retained and which are beyond repair and are to be replaced) shall be submitted to and approved it writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.Reason: To ensure that the external appearance of the building is


acceptable in accordance with policies BE1 and BE18 of the Macclesfield Borough Local Plan 2004.

All rainwater goods on the development hereby approved shall, unless 13.otherwise agreed by the Local Planning Authority in writing, be of black and cast metal. Reason: To ensure a satisfactory development which does not prejudice the amenity of the locality, in accordance with accordance with adopted Macclesfield Borough Local Plan policies BE1 and BE18.

Notwithstanding the details on the approved plans, this permission does not 14.give consent for external alarm boxes, lighting, satellite dishes, flues, vents, extracts, or other appurtenances. Reason: To ensure that the external appearance of the building is acceptable in accordance with policies BE1 and BE18 of the Macclesfield Borough Local Plan 2004.

The new chimney on the development hereby approved shall, unless 15.otherwise agreed by the Local Planning Authority in writing, be finished in white painted brick.Reason: To ensure a satisfactory development which does not prejudice the amenity of the locality, in accordance with accordance with adopted Macclesfield Borough Local Plan policies BE1 and BE18.

No building works shall take place until details and samples until a fully 16.detailed materials schedule has been submitted relating to all materials for the new extension and roofing materials for the existing building have been submitted to and approved in writing by the Local Planning Authority. Such materials shall be made available on site prior to the commencement of their use, for the inspection of the Local Planning Authority who shall be notified in writing of their availability. The building works shall be constructed from the materials thereby approved.Reason: To ensure a satisfactory development which does not prejudice the amenity of the locality, in accordance with accordance with adopted Macclesfield Borough Local Plan policies BE1 and BE18.

INFORMATIVE: The Local Planning Authority (LPA), in reaching this decision, has followed the guidance in paragraphs 186 and 187 of the National Planning Policy Framework. The Framework advises that the LPA should work proactively with applicants to secure developments that improve the economic, social and environmental conditions of the area.

INFORMATIVE The policies and proposals in the Development Plan relevant to this


decision are: Macclesfield Borough Local Plan - Saved policies: BE15 Repair or enhancement (listed buildings) BE18 Alteration extensions and partial demolition (listed buildings) National Planning Policy Guidance:National Planning Policy Framework

The reason(s) for approving this application is/are:The proposal complies with the relevant policies of the Development Plan 1.and is considered to be acceptable.The development would maintain or enhance the character, appearance and 2.historic integrity of the Listed Building.

Please Note: This decision notice does not convey any approval or consent which may be required under any enactment, bye-law or regulation other than Section 7 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

Dated: 14th October 2013

Signed

Authorised Officer forCheshire East Borough Council

12030 - the white lodge, tabley

DESIG

N A

ND

AC

CESS STA

TEMEN

T

extension and alterations to th

e wh

ite lod

ge, ta

bley, ch

eshire

March

2013


01 in

trod

uctio

n

INTR

OD

UC

TION

This design and access statement has been prepared on behalf of the appli-

cant to accompany the planning subm

ission for extensions and alterations to the existing property off C

hester Road.

The application site is approximately 0.109 H

a in size and is located just off the A556 C

hester Road in Tabley, Knutsford, Cheshire. Tabley is located along

the old Roman road w

hich ran between M

anchester and Chester, now

the A556, and w

as divided into two parts, N

ether Tabley and Over Tabley. The

white lodge falls w

ithin the Tabley Estate, of which Tabley H

ouse is the centre-piece.

The Grade ll listed existing building is c1770 and w

as originally one of the gate lodges to Tabley H

ouse. Designed by John C

arr, this 2 storey building is divided by a central 2-storey sem

i-circular archway. Single storey 19th century

brickwork outshuts are built to each side of the m

ain lodge building. Currently

there is limited accom

modation in each side of the archw

ay with no internal

access between the tw

o sides of the gated arch.

The submitted proposals have been designed, am

ended and refined to ensure they w

ill provide the most effective w

ay to sustain and enhance the significance of this prom

inent listed building, and provide it with the only viable future use

consistent with their conservation.

The Design and Access statem

ent explains how the schem

e has evolved to m

inimise the im

pacts on the listed building and to secure its future. More

detailed information about potential im

pacts on heritage assets is included in the H

eritage Statement. This statem

ent is to be read in conjunction with all

drawings and docum

ents submitted w

ith this application.


location plan

existing site


PRO

POSA

L

The proposal is for a two storey rear extension at both sides of the archw

ay, w

ith a central double height glass box in between the new

extensions.

Alterations and improvem

ents to the existing building and its current condition w

ill transform the currently uninhabitable building into a full tim

e dwelling.

Inevitably there will be changes to the existing listed building to bring it back

into a viable use in order to ensure its long term m

aintenance.

EXISTIN

G U

SE

Currently the building is uninhabitable as a dw

elling with poor accom

moda-

tion and inadequate facilities. The layout of the existing property is unconven-tional as the accom

modation is split either side of the gatew

ay with no internal

link between the tw

o sides. Presently occupiers must go outside to get from

one side of the building to the other and consequently w

ith no link at first floor there is a staircase on each side of this sm

all building. The existing room di-

mensions also are not generous and lim

it the usable space internally; the two

staircases further erode this space.

The site is within the G

reen Belt and is accessed off the A556 along a small

road and bridge leading to the archway. There is a sm

all stream running in

front of the building and large trees dominate the rear and side areas of the

site.

views of building from

A556

current front and rear elevations


EXISTIN

G BU

ILDIN

G

site plan

front elevation

rear elevation

south elevationnorth elevation


EXISTIN

G BU

ILDIN

G

first floor plan

ground floor plan

section A-Asection C

-C


PLAN

NIN

G H

ISTORY

10/0

791M

:

March

2010

Tw

o sto

rey rear exten

sion

& p

artia

l

infillin

g o

f arch

way

W

ITH

DRA

WN

26

Ap

ril2

01

0

PRE/0

523/1

2:

Septem

ber 2

012

Exten

sion

s an

d a

lteratio

ns to

existing

listed

bu

ildin

g

PRE-A

PPLICA

TION

AD

VIC

E SUM

MA

RY

Calderpeel attended a pre-application m

eeting with Principal Planning

Officer, Beverley W

ilders, and the Councils conservation officer, Em

ma

Fairhurst, on 4 September 2012.

Proposed plans and elevations were tabled at the m

eeting as discussed along

with

various conversations w

ith the

planning officer

since the

meeting. D

uring the course of the pre-application enquiry, the proposal has been changed num

erous times in response to com

ments from

the LPA and client. The design that the w

ritten pre-application advice concerns is that of the double height glazed box the projects into the archw

ay, with flat

roof extension elements (see design process notes).

Concerns w

ere raised regarding the scale of the development in relation

to the Green Belt and developm

ent policies, even though the extensions are to provide basic living accom

modation that is not currently possible.

Therefore the overall floor area and volume w

as reduced in response and

changes were m

ade to retain as much of the historical fabric as possible.

It was also considered that if the schem

e respects the integrity of the listed building, that an extension larger than the 30%

stated in policy GC

12 could be justified on listed building grounds.

The conservation officer acknowledged that the proposed schem

e would

be a radical addition to the building but considers that is has the potential to provide usable living accom

modation and bring the building back into

re-use. Additionally, it was noted that m

aterials and any alterations to the existing listed building w

ould have to be carefully considered.

Details of the reasons behind the chosen extension m

aterials and scale of the overall proposal are noted w

ithin the design and access statement.


PRO

POSA

L

The aim of the design is to provide essential additional living space

at both floor levels whilst providing an internal link at ground

floor. This extension scheme, plus extensive refurbishm

ents of the listed structure, w

ill enable the building to be used as a family

dwelling and secure the buildings future.

DESIG

N PR

OC

ESS

Various plan designs and altered approaches were proposed

leading to the current scheme as a result of conversations and

pre-application advice from the LPA

; these are outlined below to

further explain the reasons for the design submitted:

1 - g

lass lin

kA slim

glass link at ground and first floor provides access to both levels w

hilst minim

ising impact upon the archw

ay. H

owever, this lim

its the use of the proposed spaces and creates a visible floor level through the archw

ay.

2 - sin

gle sid

e extensio

nExtending at the rear on one side of the existing structure provides adequate internal accom

modation yet no internal

link between the tw

o sides. Consequently, this com

promises

the current architectural symm

etry which is a significant

feature of the listed building and the limited interior access

restricts the use of the spaces.

3 - g

lass ro

om

A large glass double height structure allows for significant

internal accomm

odation however overly im

pacts the existing design integrity of the archw

ay space. Internal movem

ent is

1 - g

lass lin

k2 - sin

gle sid

e extensio

n


provided at ground floor however and the sym

metry of the

historical building is respected.

4 - red

uced

gla

ss room

- final designThis final proposal led on from

the initial design stages, retaining the internal access link and the glass double height space. Yet the scale of the glazed central elem

ent has been reduced so as not to im

pose upon the archway space; plus

internal accomm

odation at this point has been restricted in order to retain the visual pathw

ay through the gated arch. Enabling the building to properly function as a dw

elling, this design has lim

ited impact upon the integrity of the overall

listed building as there is minim

al loss of historic fabric by extending solely at the rear.

DESIG

N PR

INC

IPLES

Archway

Maintaining a visual gap betw

een the arch is important to reduce

the visual impact of the extensions on the overall architectural

presence of the listed building. Therefore a double height glass void is proposed w

hich allows internal m

ovement betw

een the tw

o sides at ground floor level; first floor access between the

two sides is not provided in order to eradicate the need for an

imposing first floor level seen through the archw

ay. A staircase will

therefore remain in each side of the building, retaining the current

plan symm

etry, and enabling the gated arch to retain its current architectural presence.

3 - g

lass ro

om

3 - g

lass ro

om

4 - fin

al p

rop

osa

l


4 - fin

al p

rop

osa

l

Scale and mass

It is recognised that as a listed building, any alteration must be

sensitive to the buildings original use and form. Therefore, in order

to minim

ise the impact that the proposal m

akes upon the listed structure, the extensions are at a low

er ridge height than the existing and are contained behind each half of the habitable building. From

the main road, there w

ill be little change to the building w

ith minim

al views of the extension from

the front elevation; this is due to the careful detailing and scale of the proposed extensions. C

onsequently, the listed building will m

aintain its striking architectural presence, w

ith minim

al visual impact on the

front elevation enabling the additional accomm

odation will be

largely hidden from view

from the m

ain road (A556).

The 19th century additions at each side of the white lodge are

to be removed and reinstated as existing as they are poorly

constructed and unsafe with m

issing bricks and rotten timber roof

elements. M

oreover, the brickwork of these tw

o structures are not toothed into the brickw

ork of the original lodge building therefore these can be safely taken dow

n and rebuilt without com

promising

the main structure.

Materials

Sensitive material choices are the central consideration for this

scheme w

ith the aim to create a m

aterially contrasting appearance to the listed structure. Studies of the local vernacular architecture and m

ateriality of the local context were undertaken dem

onstrating a significant use of black painted tim

ber. This material lends itself

to the lightweight construction appropriate to m

inimise the im

pact upon the current building and contrasts the w

hite colour of the listed building. M

oreover, this material and lightw

eight approach p

rop

osed

materia

ls


lends itself to the large glazed openings designed for sufficient day lighting to the new

extension areas. Pale coloured sandstone will be used for the proposed

chimney at the extension as w

ell as additional detailing.

Currently the m

aterials of the listed structure are in extremely poor condition.

Constructed of brick, the lodge is in parts rendered w

hite with som

e areas consisting of painted w

hite brick. The patchy and deteriorating state of this m

ismatched elevation treatm

ent has led to the decision to restore the main

building to its former w

hite render.

The new roof elem

ents will keep the m

ass to a minim

um and w

ill respect the height of the existing eaves level w

hilst ensuring necessary internal head height and required roof pitches (sketches to right).

Therefore, from the rear, w

hich is not visible from the approach, a contem

porary extension finished in stained black tim

ber with a glazed link, contrasts and

complim

ents the white render. These m

aterials as well as the extensions w

ell proportioned elem

ents, ensure a complete distinction betw

een new and old

respecting the architectural existing design.

Green Belt policy/special circum

stances

Ple

ase s

ee th

e H

eria

tge S

tate

ment th

at a

ccom

panie

s th

is a

pplic

atio

n s

tatin

g th

e

com

plia

nce w

ith, a

nd e

xpla

natio

ns re

gard

ing, G

reen B

elt a

nd n

atio

nal a

nd lo

cal

pla

nnin

g p

olic

y.


preced

ent d

esign

s

final p

rop

osa

l


PRO

POSA

L

site plan

front elevation

rear elevation

south elevationnorth elevation


PRO

POSA

L

ground floor plan

section B-B

section C-C

first floor plan


ALTER

ATIO

NS TO

EXISTIN

G BU

ILDIN

G

It is recognised that as a listed building, any alteration must be sensitive to the buildings origional use

and form. Paragraph 128 of the N

PPF states that in determining applications, local authorites require a

description any alterations proposed that affect the heritage assests, which is detailed below. The key local

plan policies relevant are: CS3 G

reen Belt Policy; BE2 Historic fabric; BE15 Repair and Enhancem

ent of Listed Buildings; BE18 Listed Building C

onsent.

loca

tion

curren

t state

pro

posed

actio

nfig

no.

EXTER

NA

L

fron

t elevatio

ndam

aged brickwork

remove dam

aged bricks, replace and repoint to m

atch existing1

new security lights added recently

remove recent additions such as this

1

led capping at stone plinth removed/

stolen in parts and damaged

replace led capping to match

existing6

iron brackets rusting/flaking paintretain brackets, restore and repaint

rendered and painted in parts over brickw

ork, patchy and damaged

restore and re-render all elevations 2,3

win

dow

spaint on painted stone w

indow cill

removed/flaking in parts

remove all paint and tore to origion-

al stone cill5

timber w

indow fram

es rotten in parts and in bad condition/byond repair.glass broken in parts

repair and replace glass and frames

to match existing, paint fram

es dark grey colour

4

rou

nd

win

dow

sfram

e rotting, glass damaged

repair and restore7

rain

water g

ood

scast iron, slightly dam

aged in parts repair and retain

8

arch

way

walls - render dam

aged and missing

in partsrepair and re-render

37, 38

doors - timber doors rotten in parts

and pieces missing

repair and retain9

fig. 1

fig. 2

fig. 3


loca

tion

curren

t state

pro

posed

actio

nfig

no.

EXTER

NA

L

gates a

t arch

way

paintwork in poor condition

repair and repaint black39

chim

ney

chimeny at north side leaning and

structurally unsoundrebuild using existing m

aterials to ensure structural stability

41

rear eleva

tion

walls in poor condition w

ith patches of render and exposed brickw

orkto be contained w

ithin new

extension, repair and restore 38, 40

window

s in poor condition with

rotten timber fram

esreplace w

ith doorways in new

extension

extensio

n a

t sou

th eleva

tion

brickwork m

issing in parts and structurally unsound

rebuild brickwork to m

atch existing and render

10, 11

door at front in bad conditionrem

ove and replace with w

indow

roof damaged w

ith broken slatesreplace to m

atch existing12, 13

extensio

ns a

t north

elevatio

nw

c structure addition to extension at north elevation - no architectural m

erit and in bad condition

remove w

c structure entirely, remove

and replace main extension to m

atch existing

14, 15

rainwater goods dam

agedrepair and restore

roof damaged w

ith broken slatesrepair and restore

INTER

NA

L

north

side o

f arch

way

dow

nsta

irs - main

room

staircase damaged w

ith parts missing

remove and replace in new

position16, 17

ceiling cracked and damaged

replace to match existing

fireplace in bad condition with

brickwork dam

aged and plaster m

issing

repair and restore to match exsiting

brick18, 19

modern addition of tim

ber fitted enclosed shelving broken w

ith m

issing parts

remove

18

floor uneven and in poor conditionreplace w

ith concrete floor and underfloor heating

19

repair

fig. 4

fig. 5

fig. 6


loca

tion

curren

t state

pro

posed

actio

nfig

no.


ith plaster m

issing and brickwork exposed in

parts

remove existing palster and replace

with lim

e plaster to match existing,

add insulation

north

side o

f arch

way

dow

nsta

irs - extensio

n ro

om

timber vaulted ceiling rotten in parts

restore and retain20

window

timber in poor condition

replace to match existing, paint

timber dark grey colour

21

floor tiles brokenrem

ove and replace with new

concrete floor and underfloor heating

22

floor level at much low

er than main

houseraise internal floor level to m

atch m

ain house for level access internally

north

side o

f arch

way

up

stairs

circular window

timber dam

agedrepair or replace to m

atch existing23


replace to match existing w

ith reed/plaster/horse hair

24

floor cracked and damaged

remove and replace floor, retain and

re-use as much as possible

25

skirting boards missing

new skirting boards

26

modern addition of tim

ber fitted enclosed shelving broken w

ith m

issing parts

remove

27, 28

sou

th sid

e of a

rchw

ay

dow

nsta

irs - main

room

staircase damaged w

ith parts missing

remove and replace in new

position29, 30


replace to match existing

fireplace in bad condition with

brickwork dam

aged and plaster m

issing

repair and restore to match exsiting

brick

floor uneven and in poor conditionreplace w

ith concrete floor and underfloor heating

fig. 7

fig. 8

fig. 9


loca

tion

curren

t state

pro

posed

actio

nfig

no.


ith plaster m

issing and brickwork exposed in

parts

remove existing palster and replace

with lim

e plaster to match existing,

add insulation

31

sou

th sid

e of a

rchw

ay

dow

nsta

irs - extensio

n ro

om

timber vaulted ceiling rotten in parts

restore and retain32

window

timber in poor condition

replace to match existing, paint

timber dark grey colour

floor level at much low

er than main

houseraise internal floor level to m

atch m

ain house for level access internally

north

side o

f arch

way

up

stairs

circular window

timber dam

agedrepair or replace to m

atch existing33


replace to match existing w

ith reed/plaster/horse hair

34

floor cracked and damaged

remove and replace floor, retain and

re-use as much as possible

35

skirting boards missing

new skirting boards

36

fig. 10

fig. 11

fig. 12


fig. 22

fig. 23

fig. 24

fig. 19

fig. 20

fig. 21

fig. 16

fig.17

fig. 18

fig. 13

fig. 14

fig. 15


fig. 34

fig. 35

fig. 36

fig. 31

fig. 32

fig. 33

fig. 28

fig. 29

fig. 30

fig. 25

fig. 26

fig. 27


fig. 40

fig. 41

fig. 37

fig. 38

fig. 39


LAN

DSC

APE

The existing hard surface area at the front of the building will be im

proved to provide a safe access route and drivew

ay area. In addition a driveway area

to the side of the building will be created.

The hard standing area underneath the archway w

ill also be retained and im

proved, with no part of the proposed extension structure encroaching on

this area.

To the rear of the building, all existing mature landscape w

ill be protected during construction and further enhanced upon com

pletion where required.

AC

CESS

The site is relatively flat so level thresholds can be achieved at the front and rear of the property. O

nce inside, the dwelling w

ill provide toilet facilities as w

ell as spacious openings to all rooms on the principal entrance level.

The dwelling w

ill be in line with and surpass the current access standards

adopted in Part M of the Buidling Regulations.

The existing vehicualr access witll be retained utilising the bridge and road

off Chester road, A556.

SUSTA

INA

BILITY

The existing building on site pre-dates current standards expected of modern

buildings w

ith alm

ost non-existent

levels of

insulaton. This

combined

with antiquated inefficient heating and hot w

ater systems cases a poor

perfomrance w

hich will be vastly im

proved as a result of its refurbishment. A

high level of insulation will be used in line w

ith and surpassing Part L of the Building Regulation such that m

inimum

energy will be required to heat the

replacement dw

ellings.

The proposed

alterations and

extensions w

ill be

more

energy efficient

incorporating m

odern technologies

that w

ill greatly

improve

upon the

sustainability of the site as compared w

ith the existing buildings.

The floor levels of the proposed extension will be set no low

er than existing floor levels. There is a w

atercourse currently at a distnace of 20 meteres aw

ay from

the existing lodge however this is around 3-3.5 m

etres below the level

of the existing floor slab of the property.


CO

NC

LUSIO

N

Overall the proposals have strong architectural m

erit that will com

pliment and

enhance the local environment and character of the site. The property w

ill not only be extended to provide a w

onderful family hom

e but it will also be

restored to its former glory, retaining its essential character. Im

proving the level of accom

odation will m

ake the building suitable for use by future generations.

Careful consideration of the site’s constraints, contextual surroundings and

heritage have been taken into account to ensure that the proposed development

responds to the challenges offered. Architecturally led, the scheme creates an

intelligent contemporary response to our clients needs and the site.

merged document 6 - OnTheMarket · 13/1417M/PDN1Fapcon(CE)/1100 KATHRYN TIMMINS CALDERPEEL...

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Transcript of merged document 6 - OnTheMarket · 13/1417M/PDN1Fapcon(CE)/1100 KATHRYN TIMMINS CALDERPEEL...