193540

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3338/24 - Cow Shed, Ballamaddrell Farm

06/03/2024

Design Statement

For

Conversion of and alterations to existing cow shed to provide ancillary living accommodation (retrospective)

Ballamaddrell Farm Grenaby Road Ballabeg IM9 4HD

By

Cornerstone Architects Ltd 79 Parliament Street Ramsey Isle of Man IM8 1AQ

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3338/24 - Cow Shed, Ballamaddrell Farm

06/03/2024

LOCATION: Cow Shed at Ballamaddrell Farm, Grenaby Road, Ballabeg, Castletown, IM9 4HD PROPOSAL: Conversion of and alterations to existing cow shed to provide ancillary living accommodation (retrospective) APPLICANT: Mr and Mrs Chris and Sherrie Lennon DESIGNERS: Cornerstone Architects Ltd This Design and Access Statement should be read in conjunction with the following drawings and supporting documents:

CA-3338-001 Site and Location CA-3338-100 Existing and Proposed

Planning History Although there have been several planning applications submitted on the site in the past no applications have been submitted in respect of the “Cow Shed”.

Existing Site

The existing site is accessed off Grenaby Road and consists of a detached farmhouse, double garage and cowshed within the residential curtilage of 0.48 acres and a paddock to the south of the site field 425236 which is 2.87 acres.

Part of the site lies within registered tree area RA0136 although the Cow Shed itself lies outside the area of registered trees. Introduction This application is for retrospective permission for conversion and alterations to the existing building known as the Cow Shed to provide ancillary residential accomodation comprising of a games room / bar, utility room and changing room. The last known use of the building was used as a storage building associated with the residential use of the farmhouse. It was in good condition and benefitted from refurbishment by previous owners to create a watertight store used exclusively in the enjoyment of the house. Historically the building would have been as a cow shed associated with the former farm. The applicant is mindful that approval is required for the works that form the application. At the time the works were carried out he had assumed that as the building was essentially the same form that he was permitted to convert as per the proposals. It is with regret that this was not advised to him prior to the works being carried out and he acknowledges that the works are consequently retrospective.

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3338/24 - Cow Shed, Ballamaddrell Farm

06/03/2024 From visiting the site and inspecting the works it is clear that the refurbishment has been undertaken to a high standard and the ancilliary space provides complimentary accommodation in what was essentially a redundant space. The conversion to ancilliary accommodation fits well within the collection of buildings and ensures a single language is visually presented.

Pre development photograph

Post development context.

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3338/24 - Cow Shed, Ballamaddrell Farm

06/03/2024

Amount The existing building and proposed building will have a GEA of 81m2. No extensions are proposed. Layout The proposed games room and bar will be located to the south of the building to benefit from the views over Castletown and the South. The existing french doors are proposed to be replaced with bi-fold doors fitted within a larger opening and these are proposed to open onto a raised decking area which will replace the existing steps located within the paddock. All replacement windows are to match the materials and style of the glazing approved under P/A 19/00102/B Proposal: Erection of single storey extension and detached motorhome garage Address: Ballamaddrell Farm Grenaby Road Ballabeg Castletown Isle Of Man IM9 4HD.

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3338/24 - Cow Shed, Ballamaddrell Farm

06/03/2024

The utility room and changing room are proposed to be located to the north of the building as they do not require natural daylighting from the existing windows, and also to be closer to the existing oil supply and drainage connections. Both of these allow for family to change from dirty motocross outerwear and shower following outdoor motorcycle pursuits without the need to go into the house.

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3338/24 - Cow Shed, Ballamaddrell Farm

06/03/2024 Scale and Mass As existing. There is no proposal to alter the shape or form of the building. Appearance The existing storage building is to be repainted to match the main dwelling and garage. The windows are proposed to be replaced to provide opening windows for purge ventilation. The existing french doors are proposed to be replaced with bi-fold doors set within a larger opening. All other elements are to remain as existing. Use The existing use of the building for storage is now redundant as the applicant has adequate agricultural storage within the agricultural building in field 425236 P/A 21/00124/B refers and residential storage within the existing garage. The proposed use is as a games room / bar / cinema with associated utility and changing room for use by the occupants of Ballamaddrell Farm only and the applicant is content that a restrictive occupancy condition is applied to an approval. Access Primary access to the Cow Shed from the Farmhouse is via a stepped pathway off the existing patio. Unbound gravel surfacing extends from this access to the raised timber decking area where there is further access via the bi-fold doors. There is no vehicular access to the proposals.

Planning Policy and Considerations

Isle of Man Strategic Plan 2016 Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and reusing scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

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3338/24 - Cow Shed, Ballamaddrell Farm

06/03/2024 (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. Environment Policy 16: The use of existing rural buildings for new purposes such as tourist, or small-scale industrial/commercial use may be permitted where: a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation; b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction; c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character;

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3338/24 - Cow Shed, Ballamaddrell Farm

06/03/2024 d) there would not be unacceptable implications in terms of traffic generation; e) conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site. Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document. Summary The proposal is for retrospective approval for the conversion of an existing redundant building within the context of an exsiting residential plot bordering open countryside. The development complies with the referenced planning policies and will provide ancilliary entertaining space for the occupants of Ballamaddrell Farm. The proposal significantly enhances the collection of buildings at Ballamaddrell Farm and creates a single unified appearance. The proposal does not have an adverse affect on any neighbours, is safely accessed and has existing services to the building.