APL Plannig Statement

Planning Statement

Address: Ballaglea Farm, Ballamodha Straight, Ballasalla, IM9 3AZ

• 1.0 The Site
• 1.1 The property is situated on the Western side of the Ballamodha Straight (A3), Ballasalla. It is located approximately 0.25km away from South Barrule Plantation which is to the North of the site.
• 1.2 The site lies within an area designated on the Area Plan for the South (adopted in 2013) as not for a particular purpose. It is not within an area of an area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982.
• 1.3 The Area Plan includes the Landscape Character Assessment which describes the Island as containing a number of different landscape types and each has its own policies and guidance. The site lies within a wider area of Incised Inland Slopes where the following guidance is provided: Ballamodha, Earystane and St Marks (D14) The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities. Key Views Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons. Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views.
• 1.4 The implications of this particular landscape character area are:

• i. To protect and enhance the identity of Ballasalla by conserving the rural character of the adjacent landscape.
• ii. In terms of Langness, to resist any development that would detract from the unspoilt character and appearance of the rugged coast or from the sense of

• openness in the area.
• iii. Protection of the tranquil, rural character of the area with its open views.
• iv. Sensitive location of new buildings and the use of screen planting.
• v. Avoidance of physical or visual amalgamation of roadside housing.

• 1.5 The property in question is the farmhouse to Ballaglea Farm.
• 1.6 The property is a traditional Manx farmhouse with painted render walls and a slated roof.
• 1.7 The property has a more modern flat roofed sunroom extension to the South elevation.
• 1.8 The property has a low profile sheeted mono pitch roof addition to the North elevation which currently houses the utility and WC.
• 1.9 The site overall extends to 22 acres of land including two large steel portal frame barns. The site is still run as a farm with the fields and barns currently leased out to a nearby farmer for cattle.
• 1.10 Whilst originally associated with the buildings across the road to the East, the two sites were split into two and that is now owned separately.
• 1.11 The fields have multiple gated access present from both the Ballamodha Straight (A3) and Corlea Road.
• 1.12 The site in question was purchased by the applicants in late 2022.

• 2.0 Proposal
• 2.1 Full planning approval is sought for:

• - Removal of the existing flat roof sunroom to the South elevation.
• - Removal of the existing shallow pitch lean to to the North elevation.
• - The erection of a double storey extension to the South elevation.
• - The erection of a single storey lean to extension to the West elevation.
• - The erection of a porch.
• - Internal layout alterations.
• - External aesthetic alterations.
• - Solar panels to the existing pitched roof.
• - Improvement of dwelling energy system to be greener including installation of Air Source

Heat Pump system.

• 2.2 At the forefront of this application is the want and requirement to keep the existing main farmhouse structure whilst allowing for additional floor space to be created and making a more functional daily dwelling.
• 2.3 The current floor space over the two floor levels is 167m2 including the external walls.
• 2.4 The proposed floor space of the lean to and sunroom to be removed is 47m2 including external walls.
• 2.5 Existing ground floor footprint = 107m2 Proposed ground floor footprint = 191m2 78% footprint increase.
• 2.6 Existing overall floor space = 167m2 Proposed overall floor space = 341m2 104% overall floor space increase.
• 2.7 The current dwelling is only able to be accessed from the A3 main road (Ballamodha Straight). This is directly into the utility room to the North or through the gate and into the sunroom to the South. Both methods are not safe due to the how busy the main road is with vehicles. It is also completely non functional as the applicants park within the site and then have to exit the site on foot to then gain access into the dwelling.
• 2.8 Both additional structures proposed to be removed have no aesthetic quality. The main farmhouse however is a good example of a traditional Manx farmhouse in a good location and is felt to be important to retain by the applicants rather than proposing to demolish in its entirety.
• 2.9 It however does not allow for enough living space for the applicants. When the thick external stone walls are factored in, the usable floor area is actually only 126m2 with small dark rooms due to the lack of light penetration from the poorly formed add on sunroom and utility room. This does not allow for the level of living expected this day and age.
• 2.10 The applicants have purchased Ballaglea farm with the intention that it will be their forever home with a growing family that will ensure that the land continues to be worked. The additional space and redesign are imperative to that and also ensures that bitty proposals are not put forward at times in the future which could risk a non aesthetically pleasing result.

• 3.0 Design
• 3.1 Various feasibility design studies have been undertaken prior to the proposal put forward. All were deemed to be detrimental to either the functional farming land and/or the existing

• farmhouse itself.
• 3.2 It has been decided to propose a pitched style extension to the existing to the South elevation. This double storey extension will mimic the existing style, size, proportion and form. This is a typical architectural style found throughout the island and especially to larger farmhouses.
• 3.3 It is important however not to take away from the existing fabric and as such the proposed extension will be linked to the existing via a glazed link. This link will be minimal in design and stepped back to allow for the two areas to be joined whilst allowing them to respect one another and also give more flexibility to material finishes on the extension. This also ties in with 4.4.5 and 5.3.3 of the Residential Design Guidance 2021.
• 3.4 To soften up the appearance of the extension, it is proposed to clad the upper half in timber cladding. This will tie in nicely with the existing building fabric and respect the local vernacular which is predominantly plantations full of trees.
• 3.5 The pitched roof will be finished off with a dark standing seam metal roof which will work well alongside the more traditional slate finish of the existing roof and also respect the immediate surroundings of the steel portal frame barns that are finished with box profile sheeting.
• 3.6 GRP chimneys will be installed to the extension to match the existing to meet 5.1.2 of the Residential Design Guidance 2021.
• 3.7 A single storey extension aspect is proposed to the West elevation. This will be a lean to roof style using the standing seam roof sheeting and the walls will be clad in a stone cladding. This stone will break up the elevations postively and also respect the existing stone boundary walls and that of the further surroundings. The lean to roof is a common design seen throughout farms on the island.
• 3.8 The single storey extension is positively utilising a non productive sloped area of scrub land between the main farm hard standing and the farmhouse.
• 3.9 The external finishes proposed will be a mix of smooth painted render, stone cladding and timber cladding. The roof will be a standing seam roof sheeting. These finishes overall will create an aesthetically pleasing dwelling that respects and enhances the surroundings and gives a high quality finish that far outweighs the existing visual.
• 3.10 A big change due in part to point 2.7 above is to mirror the elevations around to make the North elevation the ‘front elevation’. This will allow for the dwelling to be accessed via the site itself rather than off the road. The addition of a traditional porch will respect the existing and enhance the traditional visual that one has when driving down the A3 which is the clearest view of the site/property.

• 3.11 The South elevation will become the ‘rear elevation’. This allows as can be seen in the design to incorporate some larger areas of glazing to the ground floor level to maximise natural light penetration into the living areas. This would not be feasible with the other orientation. This has been carefully thought and meets 5.2 of the Residential Design Guidance 2021.
• 3.12 Due to the drop in ground level going down the Ballamodha Straight (A3) the South elevation of the building in question is much less visible compared to that from the North. However, the traditional sized sash windows will be present to the upper floor to respect the existing form and proportions and meet 5.2 of the Residential Design Guidance 2021.
• 3.13 The height of the proposed double storey extension will be approximately 342mm higher than the existing pitched roof. This is due to the existing having lower than typical modern room heights and so the additional height allows for this to be improved whilst not having any negative visual impact.
• 3.14 The internal alterations will see a new open plan living area including kitchen, dining, snug and living. Upstairs there will be 5 bedrooms, 3 en suites and one main bathroom.
• 3.15 The proposed lean to will have a large mud room which is critical given the working nature of the farm. It will also have an office. This is also critical to productively run the farm and it’s admin alongside the applicants both running their own businesses.
• 3.16 Tapestry hedging is prosed to be planted along the Eastern boundary with the A3. This will not only soften the visual of the site on the highway more but mainly reduce the sound impact the highway has on the property.

• 4.0 Impact
• 4.1. Through thorough design consideration, the proposal has minimal impact on the surroundings.
• 4.2 When traveling South via the A3 the view of the dwelling will be much improved over the existing with a new porch giving that traditional aesthetic and the more respectful lean to.
• 4.3 When traveling North via the A3 the view of the dwelling will be much the same as existing barring the use of timber cladding and metal roof sheeting. The proportion and form of the dwelling will look identical to passers by.
• 4.4 When traveling along the A3 you will notice the extension only when immediately parallel to the dwelling. Given most passers by will be in motor vehicles and it is a no speed limit zone, this will literally be a split second.
• 4.5 The property cannot be seen from the Corlea Rd due to the site topography and the existing steel portal frame barns blocking out any potential view.

• 4.6 Due to the location and distance from neighbours, it is felt that the proposal will have no negative impact on neighbouring properties and will meet 7.0 of the Residential Design Guidance 2021.

• 5.0 Relevant Planning Policy
• 5.1 There are policies which allow for the extension of existing rural dwellings in areas like this. The policies are split into two and consider firstly traditional dwellings (Housing Policy 15 of the Strategic Plan) and those which are not traditional or considered of poor form (Housing Policy 16). The existing house would be considered to be traditional and as such, Housing Policy 15 would be the appropriate policy:

The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building

in terms of floor space (measured externally).

• 5.2 The reason for this is is further clarified in the preceding paragraph:

As there is a general policy against development in the Island’s countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property.

• 5.3 Environment Policy 1 of the same document protects the countryside for its own sake and presumes against development which would adversely affect it.

• 6.0 Response to Policies
• 6.1 The proportion, form and appearance of the existing property have been repsected.
• 6.2 Whilst going over the general 50% allowance rule, this has been done in a very respectful way that is by no means overdeveloping the site or being done to the detriment of the existing or the surroundings.
• 6.3 The amenities of the countryside are not detracted from by the proposal. The methodology of the design factors this in completely by minimising change to the public

• viewing spots.
• 6.4 The form of the building is sensitively balanced especially by utilising a glazed link that allows old and new to work in harmony.
• 6.5 The development does not create anything that adversely affects the countryside.

• 6.6 The siting of the proposed extensions will not negatively impact the streetscene or further surroundings.

• 6.7 Even with greater floor area, the proposal will be far more in keeping with the surroundings compared to the existing extensions that have no aesthetic quality worth retaining.
• 6.8 Whilst the footprint will increase, the design has been carefully considered so as to utilise the existing site and not negatively impact the surroundings and workable farm land.

• 7.0 Other applications to neighbouring properties
• 7.1 It should be noted that most of the neighbouring properties have had some works undertaken under planning applications and this includes extensions, conversion of garages, erection of garages and erection of new/replacement dwellings.
• 7.2 Whilst the application is aiming to retain a traditional building, it should be noted that there are multiple properties nearby that are of non traditional design.

• 8.0 Other similar applications 21/00311/B

Ballakewin Farm Foxdale Road Ballasalla Isle Of Man IM9 3DW Erection of replacement dwelling to include additional use as tourist accommodation with improved vehicular access Permitted 2021.

• 8.1 The above approval is a good example of a similar design for a replacement dwelling approximately km South down the A3 which utilises the double pitched roof design. 20/00757/B

Knock-E-Loughan Cottage Oatlands Road Santon Isle Of Man IM4 1ED Erection of a replacement dwelling Permitted 2020.

• 8.2 The above approval is a good example of a similar design for a replacement dwelling that

utilises a mix of upper floor timber cladding alongside smooth painted render. Conclusions

It should be considered that the proposal can be viewed favourably when assessed against each of the key criteria set out in the planning policies and guidance documents and with approved applications to similar properties. Provisions have been made from the Development Plan with strong regard for Strategic Plan Housing Policy 15, Environmet Policy 1 and Residential Design Guidance 2021.

It is felt that the proposal complies with the points outlined in the documents outlined above.

Photographs of Existing

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