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for 1801174
Mr \& Mrs G. CLAGUE
Reference: 2018/24/06
This Design Statement accompanies the full planning application for a two-storey extension to the side and rear of the existing farmhouse, known as Ballacregan, Sound Road, Glen Maye, Isle of Man.
In this Design Statement the existing site, details of pre-application consultations and the development proposals are discussed in full and should be read in conjunction with the following: -
The application site is located at the southern end of Sound Road, where that highway becomes a footpath. The land accommodates a house built in traditional form, as well as a number of outbuildings. The application site is a tied agricultural holding with approximately one hundred and thirty-five acres of land which forms the base of a business extending to the rental of a further two hundred and ninety-five acres. The current stock levels include four hundred and fifty breeding ewes, three hundred fattening lambs, one hundred turkeys, one hundred and fifty chickens for fattening and a small livery accommodating nine horses on a full and part time basis. The applicant also owns seven horses including two rare breed Clydesdale horses used for vintage ploughing competitions. The land has been owned by the Cringle family since 1836 and farmed by Mr & Mrs Gordon & Claire Clague for 29 years.
The existing farmhouse was granted planning approval in 1993 and has an agricultural occupancy condition imposed as part of the original approval. The property consists of a two-storey main house with single storey element to the eastern side in order to provide a 3 bedroomed property. Although the area is designated as being of High Landscape Value and Scenic Significance, the proposed extension would occupy land currently used around the existing property as a hardstanding and lawned area to the south (see photographs on Carl Jenkins Design drawing numbered 2018/24/03).
Ballacregan has been subject to a number of planning applications in the past, these are listed below: -
Details of these planning applications have been obtained from the Isle of Man Government website.
| Ref | Status | Details |
|---|---|---|
| 91/00049/A | Permitted | Approval in Principle for siting of dwelling, garage and outbuildings. |
| 92/00820/B | Permitted | Erection of agricultural dwelling, garage and agricultural building. |
| 94/01202/B | Permitted | Erection of agricultural building. |
| 04/02401/B | Refused | Alterations and extension to farm house. |
Initial pre-application consultations have been held with Ms Sarah Corlett, Senior Planning Officer in the form of email correspondence.
Ballacreggan Farm, formerly part of Ballachrink Farm, has been in the Cringle family since 1836. Mrs Clague (nee Cringle) started to farm it almost 30 years ago before being joined through marriage to her husband, Gordon, 27 years ago. They both have agricultural backgrounds and have built up their businesses from scratch.
Our homebase consists of 135 acres with a further 295 acres that we rent. From nothing we have formed a flock of 450 sheep, with 500 lambs at the moment, along with a small livery established at the start. Sidelines include growing vegetables for a local farm shop, fattening chickens and turkeys for the christmas market, and flower growing for a local florist. All of wich show potential for expansion with a little extra help.
Our home circumstances would benefit greatly from the proposed extension. Our daughter's partner lives with us after moving to the island from England, and the extension would provide them with their own space while still being on site to assist at all times, especially at lambing times and to attend to the horses through the Winter.
Mrs Cringle (senior), my Mother, spends half the week with us at the farm and due to her health and mobility problems an ensuite with space for mobility aids and very possibly wheelchair access would be a great asset and help all round at the moment. At the moment she sleeps in what was our utility room, which is getting far from ideal. This arrangment has been ongoing for a number of years and would not add to any increase in vehicular traffic.
As you know, diversity is the way forward in agriculture, but with this comes extra labour needs. Our daughter Jessica works as a private carer and her flexible timetable means she is willing and able to assist in her time off, helping with the livery and day to day work. Jessica is also developing an interest in rare breeds and was the driving force in the purchase of two pedigree Clydesdale mares from renowned local breeder Clare Christian (now retired). These two mares are being broken in to do vintage ploughing which I, Gordon Clague, have had a lot of success with both on and off the island.
Jessica's long term partner Liam helps out after work and weekends and our son, Bryce, is also hands on with the stock and tractor work. We are a farming family unit.
We believe young people should be encouraged to remain in the industry and this extension would ensure that our daughter \& son would remain on the farm but also have their own privacy, and my mother, Mrs Cringle, would be able to be cared for yet keep some independence in more purpose built surroundings. It also means that if she became completely unable to look after herself she would be able to be cared for at home and not become dependent on our Health Care Service.
The land being taken up by the extension is part of our garden to the farm house and wouldn't take up any more agricultural land. It is all tied to the land and my mother farmed dairy cows and sheep before retirement. We do not believe there would be any detrimental impact on the surroundings in any way as it wouldn't be very easily seen from any angle. No extra traffic would be involved as we all use the access by living and working on this site anyway.
The proposal seeks full planning approval in relation to a two-storey extension to the side and rear of the existing farmhouse to provide additional living accommodation for the owner and family of Ballacreggan.
At present Ballacreggan is an agricultural holding with approximately one hundred and thirty-five acres of land which forms the base of a business extending to the rental of a further two hundred and ninety-five acres. The current stock levels include four hundred and fifty breeding ewes, three hundred fattening lambs, one hundred turkeys, one hundred and fifty chickens for fattening and a small livery accommodating nine horses on a full and part time basis. The applicant also owns seven horses including two rare breed Clydesdale horses used for vintage ploughing competitions. The land has been owned by the Cringle family since 1836 and farmed by Mr \& Mrs Gordon \& Claire Clague for 29 years. Gordon and Claire run the day-to-day operations of the agricultural holding and live in Ballacreggan with their daughter and son. Both the daughter and son provide help during the week, increasing during the busy parts of the season such as lambing and during the winter. Mr \& Mrs Clague's daughter Jessica oversees the day to day running of the livery which includes feeding the horses and put out to graze every day as well as holding down part time care work alongside Mrs Clague. Mrs Clague usually helps Jessica with the horses however at the moment is tied up with extra care work with longstanding clients and her mother. Mr \& Mrs Clague's son Brye helps run the farm alongside Gordon on a daily basis, looking after livestock, tending to the land etc.
Jessica is currently in a stable relationship and would like to take the opportunity to have their own space whilst remaining part of the family unit and residing in Ballacreggan to maintain the support given to the agricultural business. It is proposed, therefore that the extension would provide semi- independent living for Mr \& Mrs Clague's daughter and her partner / future family whilst Mr \& Mrs Clague and their son would remain in the existing accommodation. In this way they can support each other, Mr \& Mrs Clague can remain in control of the day-to-day operations of the agricultural holding but with the added benefit of two additional adults who can help out as and when required.
In addition to providing semi-independent living for the younger generation, the proposed extension will also provide semi-independent (and possibly fully dependent) living accommodation for Mrs Clague's elderly mother. Mrs Clague's mother currently resides with another family member however the property isn't really big enough to support the number of adults living there and is not suitable for adaptation in the future should Mrs Clague's mother become wheelchair bound or lose her
mobility. By providing suitable living accommodation of the ground floor of the proposed extension in the form of a large ensuite bedroom with separate Lounge space, Mrs Clague's mother can maintain her independence to a certain degree whilst having the round the clock support of the family.
The design of the proposed extension has evolved based entirely on the personal circumstances and requirements of this family. It is the intention of this independent family that the additional accommodation will enable the three generations to live their lives with the minimum of external help under one roof. The garden, laundry facilities and parking would be used jointly while a second staircase will provide access to the daughter's living accommodation. It is not intended that the original dwelling or extension ever be sold as separate properties.
The design objectives have been to develop proposals that: -
The proposed extension is sited between the existing farmhouse and associated agricultural outbuildings and therefore will sit comfortably within the group of buildings associated with Ballacreggan without spreading into the surrounding countryside.
The site was identified as the most suitable location for a new building due to the minimal impact on the surrounding environment, limiting the visual impact on the countryside, minimal disruption of existing field boundaries and use of the existing access within the grounds of Ballacreggan. The proposed extension would only truly be discernible from the Bayr Glion Rushen road across the valley to the north and from the field access gate on the public footpath to the west \& south of Ballacreggan.
The Bayr Glion Rushen road is over 150 metres away from Ballacreggan at the closest point and is a no through road that provides vehicular access to a limited number of properties and pedestrian access to the Glen Mooar valley walking trail. Photographs are included in Appendix A, taken in August, which indicate the limited public views of Ballacreggan due to the existing landscaping, both around Ballacreggan and to the Bayr Glion Rushen road.
The public footpath that leads up the western boundary of Ballacreggan is set in a hollow below the surrounding landscape and therefore does not afford many views of Ballacreggan to members of the public. There is a field access gate located to the south of Ballacreggan that provides a view over the agricultural field numbered
331214 which can be accessed from the public footpath however the land leading up to the gate is private property and members of the public should remain on the route of the footpath. Photographs of the view from the field access gate of Ballacreggan have been included in Appendix A.
There are no neighbouring properties in close enough proximity to the proposed extension to be adversely affected by the proposals.
The proposal follows the orientation of the existing building as it is felt that this orientation utilises the site to its full potential, taking advantage of its natural slope to minimize the visual impact of the proposals from the North.
The proposed extension is located on the western side of the existing farmhouse and sits between the existing farmhouse and agricultural buildings. The two-storey extension has been designed with a pitched roof structure to mirror the form and proportion of the existing building.
The front wall of the proposed extension has been set back from the existing house to create a subservient and subordinate appearance which creates an architectural hierarchy with the main house when viewed from the main vehicular and pedestrian entrance.
This is considered the most appropriate location \& form to minimise the visual impact on the surrounding countryside by utilising the existing buildings, landscape and features.
It is intended that the highest quality materials be used throughout the project in keeping with the high-end nature of the scheme. A simple, restrained palette of materials has been chosen in order to create a subtle building that is in keeping with the existing farmhouse and is sympathetic to the surrounding countryside.
The external walls of the proposed extension are to be finished with a smooth render to match the main house and the pitched roof structure will be clad with natural slate, again to match the existing building.
The existing private access drive off Sound Road is to be retained for access to the site. Provision for parking and areas for manoeuvrability in front of the property for the residents and visitors is substantial.
The application site is bounded on all sides with significant landscaping in the form of mature trees, shrubs and agricultural fields. No additional landscaping is thought to be necessary to reduce the visual impact of the proposed building from the public highway and footpaths.
In summary: -
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