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2000894
PLANNING STATEMENT
BALLARAGH BARNS
Redacted
The existing barns are situated next to 'Ballaragh Old Farmhouse' along a small farm track off Ballaragh Road towards the Maughold end of the hamlet of Ballaragh.
The barns are also visible in the distance from the A2 Ramsey Road & MER line and also along a public footpath which runs from the Ramsey road to the Ballaragh Road.
The barns are constructed of traditionally laid manx stone, with slate roof. The few windows and doors that remain are red painted timber.
The barns are 'L shaped', forming an enclosed yard area in the middle of the L. The shorter leg of the L faces the road and appears single storey; however, it is in fact two storey due to the sloping nature of the site. The long side of the L heads down the sloping site, floor levels step down, but the ridge remains constant.
There are few openings to the outside of the L shape, with the majority of the windows and doors facing into the yard formed by the L shape. There are the remains of a small single storey pen at the end of the longer leg of the barn. This section no longer has a roof.
There are visible signs of cracking and settlement throughout the barns, with the gable facing the neighbouring dwelling leaning out considerably.
'Aurora' approved under PA17/00002/B
Barn from public foot path
The hamlet of Ballaragh from A2 Ramsey Road
The barns sit in land which is zoned for residential development. Land to the west of the barn is also zoned. Immediately to the north is not zoned but the half of that field towards the road is currently zoned as 'AREA 19' in the 2005 Laxey and Lonan Area Plan. There are two existing planning approvals in place regarding the site. Works to the access have been commenced on these applications.
This approval is for the conversion of the existing barns, with very limited alterations to the existing openings other than a glazed gable end.
This approval is to demolish the existing barn and build a new dwelling taking the original barn form and adding some larger modern openings in chosen locations to take in the fantastic views.
These two applications were to replace an existing 'Manx vernacular' rendered stone built dwelling with a much larger non vernacular, contemporary dwelling, away from the footprint of the existing house. These applications also extended the existing residential zoning beyond that of the 2005 Area plan. This extension 'neatened off' the zoning to match the land in ownership of the applicant and provide a garden. This application site neigbours the site.
These two applications approve new build contemporary dwellings in the countryside. Each application utilised modern materials and styles such as timber cladding and standing seam metal roofs alongside traditional stone and slate.
This was the conversion and contemporary extension of an existing barn building in Ballaragh. This project is currently nearing completion and used anthracite grey windows, timber cladding and standing seam zinc roofing to bring a contemporary twist to the existing barn. The mixture of contemporary finishes with the traditional lime render and slate provides a contrast, while also remaining in keeping as the materials chosen are regularly found in the agricultural setting.
The applicant wishes to demolish the existing barn and build a new dwelling more in the vicinity of 'Area 19' of the Laxey and Lonan Area Plan. This is a much better location for a dwelling than that of the existing barn for the following reasons:
The form and massing of the new dwelling would replicate agricultural buildings in the area, utilizing the sloping site context and linear form of barns.
It makes more sense for the settlement of Ballaragh for the new dwelling to be along the roadside. Area 19 site between two areas of residential development so is a perfect infill plot.
The site will utilize the existing improved access to Ballaragh Old Farmhouse as previously approved.
The applicant wishes to provide an environmentally friendly home for their family by going above and beyond current Building regulations standards for conservation of fuel and power. They hope to achieve a SAP value of over 95 by:
The above would be incredibly difficult and cost prohibitive to achieve by renovating the existing barn.
The existing location and form of the 'Replacement dwelling' on the barn footprint would be sub optimal for achieving a passive principle form and orientation and also much closer to 'Ballaragh Old Farmhouse'.
The existing barn materials will be reclaimed where every possible, any traditional stonework or slate roofing will be reclaimed and reused.
Maison Wedge by BGA Architects Barn like cladding (metal and timber)
Lochside House by HaysomWardMiller Stone base and timber above
'HebHome' Kit house, Dualchas Architects Traditional materials, with a contemporary twist
Newhouse of Auchengree by Ann Nisbet Agricultural form & cladding (metal roof & facade)
Edinburgh Road by A449 Architects Use of materials to sit in the site respectfully
RHouse by Rural Design Architects Use of Traditional form with contemporary finishes
The site lends itself to a long, 'L' shaped form which utilises the sloping site. The massing would suit to appear like a barn (either traditional stone & slate, or more modern timber & metal). This will help it to sit in the site context and not stand out.
The proposed dwelling's size, form, materiality and design concept would be finalised in a reserved matters application.
Here are some examples of how RIBA award winning Architects have taken inspiration from agricultrual context.
'Agritecture' inspired dwellings take elements of their design and materials from the utilitarian portal frame barns and sheds found in the countryside, often standing out like these structures do, instead of trying to look like old farm houses.
Timber and stone built dwellings allowed to weather, take cues from their surrounding context but sit in the site more subtly, often looking like they have been there for many years.
These are purely examples of using site context, many of these are much larger than we would propose here and are not representations of a final design on this site.
To summerise, the application is asking for the erection of a new dwelling on residentially zoned land in the vacinity of 'Area 19' in the Laxey and Lonan Area plan and that the residential zoning is 'neatened off' to provide a garden area to the east of the dwelling in the same manner as PA1700002/B. This is the current area plan for the hamlet of Ballaragh.
The application also asks for the demolition of the existing Ballaragh Barns, this would not require planning permission, however the applicant wishes to reuse the materials from the barn in the new build and does not wish to convert the barns, or construct the replacement dwelling barn application at a later date.
If this approval in principle application is successful, the applicant would submit a reserved matters application expediently and be happy for the implementation of any future approved reserved matters application to supersede the existing live planning approvals for the barns.
This would mean that there would be no increase in number of dwellings in the hamlet of Ballaragh. The existing applications would not be implemented further other than the already implemented access and the location of the new dwelling would better match the pattern of the linear settlement.
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