Old Fort Road (Remodel)
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Positioned in a unique location right on the sea front, this existing bungalow is ripe and the site presents some great opportunities for a unique property.
Built in the 1970s, this property is already provides a simple structural form, with spacing of load bearing walls set out nicely to create some good internal living spaces. Externally the materials are tired and the property is in need of modernising. The condition of the existing walls are sound and where necessary if money can be saved then these can be retained. If the cost of rebuilding these walls is found to be low, then there is an option to remove the walls down to the existing floor level potentially making the project a new build and not subject to VAT.
At 2,000 ft² the property already has good levels of accommodation. The footprint already uses the width of the plot and the building lines to the front and the rear are well defined with adjacent properties. Additional ground works in this location would be very costly and represent a significant risk for escalating costs. Therefore a first floor addition using a lightweight structural solution is a wise choice and the main goal is to minimise or completely avoid any ground works if possible. Early investigation on the existing foundations and soil conditions would confirm if that additional loadings can be accommodated.
With this structural constraint in mind it was important to constrain the new layout to the existing lines of structure where possible.
The site itself has stunning views with direct access onto a beach behind. This sounds idyllic but its also important to achieve a good balance of opening up the views but also creating more intimate private space at the same time. The current ground floor level is already raised up above the surrounding ground levels this means that stunning views are available at ground and first floor levels.
Creating a new first floor directly over the existing footprint immediately relocates bedroom space and frees up room to enhance and create better quality space on the ground floor. This also means that the ground floor can be reduced to create more private external space that are sheltered from the potentially harsh seaside environment.
The ground floor plan has been configured to create a large kitchen, dining, family area stretching across the rear elevation and opening onto a rear terrace that has been designed to create different types of outdoor spaces to use at different times of the day. A laundry room, wc, coats have been located towards the middle of the footprint leaving space for a separate living room to the front. the shape of the property is square which can lead to dark spaces in the centre. This has been dealt with by making the entrance hall open plan to the rear spaces, allowing natural light to penetrate from both sides.
The new first floor provides 4 large double bedroom, 3 en suites, family bathroom and a small study. The master en suite benefits from a large dressing area and en suite shower. The master bedroom has been prioritised with access onto a covered balcony cantilevered to provide fantastic panoramic views across the ocean.
Externally, low maintenance materials have been adopted including natural stone cladding, acrylic render and copper cladding. A contemporary style is achieved with a flat roof structure and clean and simple architectural detailing.
More than 75% of the external walls have been retained and over 90% of the existing footprint is utilised creating a finished property just over 4,000 ft².