The Dovecote is an 18th Century rubble stone built building with a red pan tile roof. This building is protected under law by a Grade II listing. Originally the building was used as stabling for horses and has an existing first floor level. A later tower has been built at the East end of the building to form a Dovecote. This Dovecote tower is constructed by a single skin of red brick and is similarly covered in red pan tile. The building is generally in good condition with no perceived structural defects. There is clear evidence of an attached stable block of approximately 3m x 14m with a gable red pan tile roof running from North to South from the East end of the Dovecote. This stable block has since collapsed but is documented in the Grade II listing.
Photograph of existing Dovecote
The site which is described by the site layout plan that accompanies our application is approximately 1600 sq m and has 3 substantial buildings upon it. By retaining more than 800 sq m of garden area the site remains balanced and the character of the buildings is allowed to dominate.
The Design
We propose to convert the three existing buildings to three dwellings. By limiting the development to occupy only the existing buildings on this site no impact will be made to the sites surroundings. Existing openings have been maintained and where physical condition and Building Control permits we have exposed structural features and endeavoured to maintain/expose the character of the buildings (we have retained some of the mangers in the Dovecote in addition to elements of the timber stable partition, we will retain as many internal structural beams and trusses as possible in both the Barn & Dovecote and we have even schemed to retain some of the concrete Dairy stalls which will be used to construct part of the internal ground floor walls of the dairy).
Deliberate care has been taken to maintain level or slight gradients from Normanby Road at the Southern extent of the build to the back of the gardens at the Northern most boundary. By ensuring that no sudden or stepped change of level occurs access for wheelchairs and push chairs is assured. Further: access from the courtyard to any of the private garden areas is level and without steps. All of the dwellings have WC facilities on the ground floor.
The Courtyard
The current layout of the buildings (around the courtyard) lends itself to the proposed development. All primary points of ingress to the new dwellings are private and do not over-look any of the other proposed properties. Although access is shared and a community area has been designated, each of the dwellings will be private, not over-looked and have its own private/sheltered garden space.
By retaining the boundary walls and “gating” the courtyard this scheme generates a secure environment that will appeal to crime prevention and just as importantly the distance to the road combined with the walled and “gated” enclosure will be a safe and open area for children.
The development will be accessed via an existing private drive and we have worked with the Highways Department to maintain the tree-lined, shaded and modest approach to the courtyard. The private drive will incorporate two passing points and the width of the drive at the apron to Normanby Road will be maintained to negate the need to widen the overall carriageway. The surface of the drive will be block paved to ensure good maintenance and long life.
There will be no change to the height or width of any of the existing buildings and with the exception of the rebuilding of the Dovecote stables (which will be limited to the type, style and size of the original stables) there will be no “new build” type construction.
The landscaping of The Farm Yard and 70m private drive is detailed on the site plan, please refer to drawing number DC01. This plan clearly shows that all of the existing boundaries for the square Farm Yard are to be maintained with no internal boundary walls. Previous schemes have sub-divided the plot and indicated low brick walls criss-crossing the square with multiple gates for access.
In our scheme, access to the square is via a single gate and the prospect of a large front garden for the Dovecote has been sacrificed to accommodate a large landscaped & communal grassed area. Please remember that it is our intention to own the Dovecote as a family home and so the sacrifice of this large front garden should not be underestimated. However, this concession is indicative of our commitment to the preservation of the character and original use of the existing buildings. The cost of maintenance of the courtyard will be shared by residents on an annual basis.
This scheme complies with all of the remarks, recommendations and legislation of the Highway Authority. The plan clearly shows parking & turning for 6 vehicles. (the apron accessing the main carriageway will be constructed according to the Highways Dept’s specification). This is another demonstration of our intent to complete a well finished, quality development.
The approach via the private drive will be maintained by all of the residents in equal share as required and will be largely unchanged. The grass verge and trees will be maintained as will the stone boundary wall to Thealby Grange.
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