THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS ON THE JOB BEFORE STARTING

WORK OR PREPARING SHOP DRAWINGS. ANY DISCREPANCIES MUST BE REFERRED TO

THE ARCHITECT. DO NOT SCALE FROM THIS DRAWING.

COMMENTREV DATE

COPYRIGHT ON ALL DRAWINGS, SPECIFICATION AND DOCUMENTATION REMAINS THE

PROPERTY OF JOHN COWARD ARCHITECTS LTD, AND MUST NOT BE COPIED OR

REPRODUCED IN WHOLE OR IN PART IN ANY MANNER OR FORM WITHOUT PRIOR

CONSENT OF THE COMPANY.

No. 3 Unsworth's Yard,

Ford Road,

Cartmel,

Cumbria, LA11 6PG

Tel : (015395) 36596

www.johncowardarchitects.co.uk

JOHN COWARD ARCHITECTS LIMITED

PROJECT

CLIENT

TITLE

SCALE/ A3

DRAWN CHECKED DATE

REVISIONDRAWING NOJOB NO

BY

architects

jca

1/1250

Proposed Barn Conversion

and House Extensions

High Beckside Farm, Beckside, Cartmel

LA11 7SW

Ben and Rowena Lewis

Location / Block Plan

rjc09.09.19

19057 04

High Beckside Farm (house)

Existing outhouse to be converted

into ancillary accomodation.

Approximate location of package

treatment plant to handle the

discharge from the proposed

ancillary accommodation. The

drainage field is to be located in

this

Location / Block Plan

1/1250 scale

Blue dashed line indicates line of

Public Bridleway which intersects

the property.

SPATIAL DATA LIMITEDChartered Land Surveyors

DESIGN ACCESS AND DRAINAGE STATEMENT PROPOSED EXTENSIONS AND REMODELLING INCLUDING THE CONVERSION OF AN EXISTING OUTBUILDING INTO ANNEX ACCOMMODATION For Mr & Mrs Lewis High Beckside Farm

Job no. 19057 October 2019

John Coward Architects Limited No. 3 Unsworth’s Yard Ford Road Cartmel Cumbria LA11 6PG Telephone: (015395) 36596 Fax: (015395) 36775 Email: info@johncowardarchitects.co.uk

Design Access and Drainage Statement This document is to be read in conjunction with the application drawings: JCA drawings

• 19057 02 Rev A Barn Proposals • 19057 03 Rev B Proposed Plans and Elevations • 19057 04 Location Block Plan

Spatial Data Drawings

• MED Existing Site Survey • MED Existing Plans and Elevations

0.1 Location and Setting Located in an elevated position just off the lane heading north from Cartmel to the hamlet known as Beckside. The property is set in open countryside on the edge of small group of houses. The curtilage of the property extends to the north and west to include a hillside meadow. 0.2 Existing House & Site The Main house is a barn conversion which was carried out in the 1960’s or 70’s. Unfortunately, a series of unsympathetic alterations and additions have been made to the house. The existing accommodation consists of an upper ground floor with a small entrance hall leading to a small bedroom/study and a wc. The hall opens into the main lounge space which is open up to the underside of the roof with exposed timber beams. Windows in the gable have fantastic views facing south. There is also an open fire place with a rather small fire opening. There is a small play space at the west of the lounge which then leads to a very poor quality conservatory. A bedroom and dining kitchen are located at the north side of the level. The first floor consists of 2 bedrooms and a bathroom. These have been integrated into the roof by the addition of some very insensitively formed flat roof dormer windows. One of the bedrooms leads onto a gallery /balcony which overlooks the lounge. The gallery is only accessible over the existing horizontal tie beam of the truss. The lower ground floor consists of an under croft with 2 small boiler / oil tank stores and a larger central storage space / workshop.

B&RL also have a detached bank barn located down the lane to the west. The barn is empty. The lower level consists of 3 rooms accessed from the south. The hay loft, accessible from the road on the north elevation. The barn appears to be in reasonable condition

0.3 Proposal

It is proposed to improve the quality and make it more appropriate as a dwelling house if a rural setting, both functionally and aesthetically. The house is to be remodelled internally to give a better use of space and to cluster of the sleeping accommodation on the first floor. The remodelling will be carried out alongside a series of extensions. The dominant remodelling aspects are as follows:

• Rationalisation of the openings on the south facing gable elevation. The existing windows are inconsistent and unsympathetic to the building. It is proposed to replace the two large windows with French doors and structural glass balustrades. This will help to balance the elevation and maximise the relationship of the living space to the distant views.

• Replacement of the insensitive and unsightly dormer roofs. The west facing dormer will be replaced with a new pitched roof. The east facing dormer will be replaced with a new shallow pitch arrangement but with exposed profiled rafter feet and a 600mm overhang to give relief to the eave.

• Replacing the existing conservatory with a family sun room. The replacement has been designed with a pitched roof in a way which will sit comfortably with the form of the existing house.

• Extension along the west elevation of the house to maximise the quality of the kitchen dining accommodation. The existing small outhouse will be demolished and rebuilt and a small boot room created. The new roof will be created using an exposed rafter end profiled to match the dormer on the east elevation.

• The east elevation will be extended to create a new study, hat and coat space and a new entrance with a prominent timber framed roof canopy. The garden spaces will be remodelled accordingly to maintain access around the front of the house

The outbuilding located to the south west of the property is to be converted into a two bedroom annex of the house. The bedrooms and a bathroom are to be located on the lower ground floor. The upper ground floor will consist of an open plan living space incorporating a kitchen aa dining room and a lounge with a new stair leading down to the bedrooms. It is proposed to incorporate 3 no. new window openings on the south elevation on the upper ground floor and a new ridgeline rooflight to maximise daylight in the primary living space.

0.4 Access The existing vehicular and pedestrian accesses are to be retained. Primary entrance doors into both of the buildings will be replaced to give a level threshold, although the approach to the main house will still be via the existing steps. 0.5 Drainage The foul drainage from the house is connected to an existing septic tank located in an adjacent field. Surface water currently drains to soakaways. The foul drainage from the annex will discharge to a pump located in the courtyard to the south of the annex. This will pump the waste water up to a new treatment plant located in the fields to the north of the site as identified on the site and location plans. 0.6 Bats& Owls A bat and Owl report has been prepared by Rich Flight of Flight Ecology. The report forms part of this application. All mitigation recommendations raised in the report and an associated Bat License will be addressed and actioned. 0.7 Distribution Mr & Mrs Lewis South Lakeland District Council File

KING

SIZE

WM drier

FL22.50

FL22.50

KING

SIZE

KING

SIZE

FL22.50

THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS ON THE JOB BEFORE STARTING

WORK OR PREPARING SHOP DRAWINGS. ANY DISCREPANCIES MUST BE REFERRED TO

THE ARCHITECT. DO NOT SCALE FROM THIS DRAWING.

COMMENTREV DATE

COPYRIGHT ON ALL DRAWINGS, SPECIFICATION AND DOCUMENTATION REMAINS THE

PROPERTY OF JOHN COWARD ARCHITECTS LTD, AND MUST NOT BE COPIED OR

REPRODUCED IN WHOLE OR IN PART IN ANY MANNER OR FORM WITHOUT PRIOR CONSENT

OF THE COMPANY.

No. 3 Unsworth's Yard,

Ford Road,

Cartmel,

Cumbria, LA11 6PG

Tel : (015395) 36596

www.johncowardarchitects.co.uk

JOHN COWARD ARCHITECTS LIMITED

PROJECT

CLIENT

TITLE

SCALE/ A1 DRAWN CHECKED DATE

REVISIONDRAWING NOJOB NO

1/100

Proposed Barn Conversion and Barn Refurbishment

High Beckside Farm, Beckside, Cartmel

LA11 7SW

BY

architects

jca

Ben and Rowena Lewis

Proposed House Remodelling & Extensions

rjc 04.09.19

19057 03

Scale bar in metres

1/100 scale

0 1 2 3 4 10

no

rth

Site plan

1/250 scale

south elevation

1/100 scale

west elevation

1/100 scale

East elevation

1/100 scale

Ground floor plan

1/100 scale

First floor plan

1/100 scale

section AA

1/100 scale

A A

A A

void

(over living room)

rooflight

gallery

bathroom

bedroom

rooflight

(over entrance)

bedroom

bedroom

storage

living room

dining

kitchen

utility

master suite

ensuite

wc

study

patio

entrance

sunroom

TV

5

C

AOffice and utility added rjc 04.10.19

boot

study

coats

logs

porch

BMaster Suite plan revised rjc 07.10.19

CPlanning notes added rjc 09.10.19

MATERIALS

Roof

Blue grey Lakeland slate reclaimed from the existing roof and new slate

to match - making up any shortfall.

Black cast iron effect upvc rainwater goods.

Blackframed double glazed rooflights.

Slate grey single ply roofing membrane to shallow pitch areas.

Walls

Lakeland walling stone with recessed joints.

Structurally glazed balustrades to the new juliette balconies.

replace vertical slate hanging to dormer cheeks to match existing.

Windows

New aluminium framed double glazed. Polyester powder coated finish

in dark grey.

Doors

Front door in European hardwood with a natural finish.

Other doors to be aluminium framed with a polyester powder coat

finish in dark grey with double glazed infill panels.

new roof lights

section AA

1/100 scale

gallery

livingroom

bathroom

entranceporch

Blue hatch indicates existing footprint. Diagonal hatch indicates

the proposed footprint.

void

(over entrance)

flat roof dormer to be replace with a pitched roof

new single membrane roof in slate grey

new slate roofed sun room

powder coated aluminium facias to the entrance framing

Exposed self finished timber frame forming the entrance canopy.

new slate roofed sun room

New insulated slate grey single ply membrane roof with painted

rafter feet.

Vertical slate hanging to the dormer cheeks

KING

SIZE

KING

SIZE

FL14.86

FL12.52

FL14.86

FL12.52

FL14.60

THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS ON THE JOB BEFORE STARTING

WORK OR PREPARING SHOP DRAWINGS. ANY DISCREPANCIES MUST BE REFERRED TO

THE ARCHITECT. DO NOT SCALE FROM THIS DRAWING.

COMMENTREV DATE

COPYRIGHT ON ALL DRAWINGS, SPECIFICATION AND DOCUMENTATION REMAINS THE

PROPERTY OF JOHN COWARD ARCHITECTS LTD, AND MUST NOT BE COPIED OR

REPRODUCED IN WHOLE OR IN PART IN ANY MANNER OR FORM WITHOUT PRIOR CONSENT

OF THE COMPANY.

No. 3 Unsworth's Yard,

Ford Road,

Cartmel,

Cumbria, LA11 6PG

Tel : (015395) 36596

www.johncowardarchitects.co.uk

JOHN COWARD ARCHITECTS LIMITED

PROJECT

CLIENT

TITLE

SCALE/ A1 DRAWN CHECKED DATE

REVISIONDRAWING NOJOB NO

1/100

Proposed Barn Conversion and Barn Refurbishment

High Beckside Farm, Beckside, Cartmel

LA11 7SW

BY

architects

jca

Ben and Rowena Lewis

Proposed Out Building Conversion

rjc 02.09.19

19050 02

Scale bar in metres

1/50 scale

0 1 2 3 4 5

n

o

rth

Site plan

1/250 scale

upper ground floor plan

1/50 scale

lower ground floor plan

1/50 scale

north elevation

1/100 scale

west elevation

1/100 scale

south elevation

1/100 scale

east elevation

1/100 scale

section AA

1/100 scale

A

A

Planning notes addedA 14.10.19rjc

A

MATERIALS

Roof

Blue grey Lakeland slate reclaimed from the existing roof and new slate

to match - making up any shortfall.

Black cast iron effect upvc rainwater goods.

Blackframed double glazed ridge rooflight.

Walls

Existing walls consist of Lakeland walling stone with recessed joints.

Any making good around the new openings will match the appearence

of the existing walls.

Windows

New aluminium framed double glazed. Polyester powder coated finish

in dark grey.

Doors

Front door in European hardwood with a natural finish.

Other doors to be aluminium framed with a polyester powder coat

finish in dark grey with double glazed infill panels.

New timber external shutters with a painted finish to the south

elevation window openings.

Blue hatch indicates existing outbuilding footprint

new openings in south facing wall

High Beckside Farm

bedroom1 bedroom2

bathroom

ensuite

up

up

kitchen

dining

lounge

new ridge roofwindows