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MULLINARAGHER ROAD
IM9 3AQ
architects development consultants interior designers project managers planning supervisors
1.1 Ballamoor Farm, formerly known as Ballajeraie Farm is an amalgamation of a 1980's new build replacement dwelling and a traditional two storey barn. The major development works were carried out in late 1985 and through 1986 by the previous owner. 1.2 The property is located on the south of the Mullinaragher Road which links the Moaney Road with the A26 St Marks to Ballasalla Road. 1.3 The buildings on site are a single dwelling of both single and two storey accommodation linked to a two-storey barn and a detached implement shed located along the driveway to the West. 1.4 The dwelling and linked buildings are identified on the 1860's maps of the area and identify as Ballajeraie. {{image:236034}} 1.5 The house is of modern construction with a good quality of finish throughout. The barns have over recent years and architects development consultants interior designers project managers planning supervisors
due to redundancy, since the erection of the implement shed, fallen into a state of repair which requires structural attention and refurbishment to ensure they are preserved.
Photos 1-8 show the current buildings in the context of the setting. {{image:236036}}
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Photo 8 1.6 Access to the house is via a gravel drive which is bounded on both sides by a traditionally laid Manx stone wall. Photos 9 and 10 show the form and heights and enclosure formed by the walls. architects development consultants interior designers project managers planning supervisors
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Photo 10 1.7 Need - The joint applicants require additional living accommodation to ensure independence of the family when in residence. The proposal seeks the conversion of the barns to create an independent living unit. The accommodation will not be used for persons outside the applicant's control/family. The accommodation is all ancillary. architects development consultants interior designers project managers planning supervisors
1.7.1 The proposed garden room is to be located to the southwest of the principal accommodation as the house is oriented with the primary living rooms facing north. These proposals allow for this to be complemented with a south and west facing living room to maximise available daylight. 1.7.2 Through the design process communications have taken place with Vanessa Porter, planning officer, to review the original design and reduce the scale of the garden room to be both subordinate and modest. As recommended by the officer the depth of the garden room has been reduced to ensure it does not project from the face of the barn by more than the width of the narrow barn. 1.7.3 To further reduce the scale the overhanging eaves has been reduced. 1.7.4 To preserve the original interest and character the view of the original barn the glazed element of the garden room has been increased to ensure that the original stone walls can be seen through the windows. 1.7.5 The rear stone steps (2no) have been omitted from the larger of the two barns and the increased travel of the steps required due to the garden level being reduced have been replanned to enable a single escape stair to be formed from the original stone. 1.7.6 The additional space provided by the garden room is required to allow the applicant to remain in the property which has significant memories from when their family were growing up. They do not wish to relocate, and the plot is significant. The creation of the ancillary living accommodation represents an opportunity to bring the barns back into use. 1.7.7 Amount - Gross external floor area of the barns as existing . Proposed gross external area of barns with extensions 266.59 sq m . Representing an increase of 46.59 sq m or an increase of which we consider to be a modest increase. architects development consultants interior designers project managers planning supervisors
1.7.8 The existing garage opens onto an internal courtyard which is too small to allow vehicular access and manoeuvring. The proposals allow form amendment to the existing garage to relocate the garage door to the gable wall and to instate windows into the existing garage door openings. This will allow the garage to be used for its intended purpose. 1.7.9 The existing dog compound and oil store/log store is redundant given that the oil tank is no longer used. It is proposed to repurpose the building with minor amendments to create an external garden store and log store, all within the walled yard. The details of these proposals are clearly shown on drawings numbered 101 and 301. 1.8 There are registered tress and groups of trees to the Northeast of the site. Identified on Figure 1 by the orangecoloured hatch.
Figure 1. 1.9 The field gazetteer recognises the area as a residential dwelling set in agricultural land. 1.10 There is a Public Right of Way Ref 214 which runs adjacent to the property. Identified on Figure 1 by the red dotted line. It should be noted that this is NOT the correct architects development consultants interior designers project managers planning supervisors
location and is more accurately as depicted on the Island Infrastructure map shown here as Figure 2.
Figure 2.
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The PROW is separated from the farm be a mature tree copse, walls, and banks and as such public views into the site are limited. 1.11 The fields to the South and West are generally used for grazing and gently fall from South to North.
2.1 The house was erected under planning permission ref 85/00542/B - partial demolition of barn complex and construction of new farmhouse. 2.2 Since that date there has been further applications:
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existing stone barn into living accommodation in more detail as the principle of development was firmly established by this approval. It is accepted that this approval pre-dates the extant Isle of Man Strategic Plan.
The extract below is a copy of the planning approval notice (TEXT) and a copy of the approved drawing setting out the conversion proposals.
Isle of Man Town and Country Planning Act 1999 The Town and Country Planning (Development Procedure) Order 2005
Partington Nixon \& Kinrade 7-9 Drinkwater Street Douglas IM1 1AT In pursuance of powers granted under the above Act and Order the Department of Local Government and the Environment does hereby APPROVE the following application made on behalf of: Name: Mr \& Mrs R Moore
Proposal: Conversion of existing stone barn into living accommodation at: Ballamoor Ballajeraie Mullinaragher Road St Marks Ballasalla Isle Of Man IM9 3AQ which was considered on 23 November 2006, subject to compliance with the conditions specified below.
Date of Issue: 7th November, 2006
1 The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2 This permission relates to the conversion of the existing barn to living accommodation as shown in drawings reference 4054-1, -2, -SP and -LP all received on 30th August, 2006.
3 The new accommodation must be used only as such ancillary to that available in the main house, Ballamoor.
4 Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) - none of the following developments - extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected in association with the proposed accommodation (other than those expressly authorised by this approval.)
3.1 As part of the preparation of the planning application third party information to inform the process has been provided by:
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To summarise, a desk study and protected species survey (nesting birds) were undertaken to assess the suitability of the site to support nesting birds. This is in relation to plans for a new garage and alteration to the driveway, a link extension between house and barns and extension and landscaping to the rear of the barns. This report offers advice on 'no net loss' of biodiversity (and potentially 'net gain'), measures to avoid offences under the Isle of Man Wildlife Act 1990 (as amended), required mitigation and any need for further survey work.
Key constraints and mitigation are: Evidence of nesting Barn Swallow. Timing of works. Compensatory nesting provision. Lighting plan with minimal impact on birds
It further advises at section 5 of discussion points. 5.1 The main house has limited potential to support nesting birds but has a couple of suitable niches for House Sparrow. These niches are also used by bats and are to be protected during any work. The barn has potential to support nesting birds within internal architects development consultants interior designers project managers planning supervisors
and exterior wall cavities, roof trusses and ceiling beams. The house is not materially altered by the proposals. 5.2 There is evidence that the barn has been used by nesting birds, although no current nesting activity was noted during the survey. A Barn Swallow nest was found on the roof beams and a nest recalling Robin or Pied Wagtail was found in an exterior wall cavity. 5.3 The trees along the northern edge of the site and within the garden have the potential to support nesting birds.
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4.1 Flood Risk Assessment. Cornerstone Architects have reviewed the Department of Infrastructure Flood Maps and the colour defined identifies a surface water flood risk of low likelihood.
The applicant having lived at the property for more than 20 years is aware of the patterns of storm water and has historically introduced a drainage ditch to the south of the access driveway to protect against events of localised rainfall flooding. This has been successful and there is no recorded flooding in the area. architects development consultants interior designers project managers planning supervisors
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Photo 13 As part of these works it is proposed to introduce a storm water drain to the south of the proposed extension within the walled garden. It is also proposed to introduce a channel drain to the front of the new garage both discharging into the existing drainage ditches. We do not consider these to be likely to impact surrounding areas and conclude that the risk of flooding is minimal. Should it prove necessary, as part of any future land architects development consultants interior designers project managers planning supervisors
management strategy the field drainage could be extended/improved although it should be noted that as there are no current issues no such works are proposed. 4.2 Landscape. The applicant enjoys their woodland setting with manicured lawns and gardens. The works require removal of a concrete hardstanding and large gravelled area within the walled garden, this area will receive topsoil and turf and it is proposed to reinstate any damaged lawned areas within the area and introduce domestic planting to the resultant bank adjacent to the terrace/patio. This will be carried out by the gardener in association with applicant requests, it is not considered that a landscape proposal is relevant or appropriate in this case. 4.3 Highway safety. The proposed works are to create additional living accommodation on a residential property. The primary residents do not change and theoretically the number of visitors will be as enjoyed currently. It is acknowledged that for holiday periods and special occasions there may be more use of the access. This is not considered to be extraordinary or indeed represent any change on the safety of the access or to other highway users. 4.4 Planning Pre-App. Cornerstone Architects met with Mrs Vanessa Porter on the 05.02.2023 to discuss the proposal. Concern was raised over the scale of the garden room extension against the existing traditional barn. To alleviate the concerns and following a review of the Historic England guidance, the extension has been reduced in depth to match the existing barn, ensuring the extension is subordinate in scale and modest to the existing barn. architects development consultants interior designers project managers planning supervisors
4.4.1 To identify the constraints the policies referred to are quoted in full together with the supporting text in the Isle of Man Strategic Plan 2016:
8.10.1 Throughout the countryside, there are examples of buildings which are no longer suitable or needed for their originally intended use, but which are of sufficient quality or interest to warrant retention and re-use. 8.10.2 Conversion of such buildings into dwellings can make a useful contribution to the housing stock, ensure retention of our built heritage, and improve the appearance of what might otherwise become derelict fabric. The following policy is therefore appropriate:
Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where: (a) redundancy for the original use can be established; (b) the building is substantially intact and structurally capable of renovation; (c) the building is of architectural, historic, or social interest; (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; (e) residential use would not be incompatible with adjoining established uses or, where appropriate, landuse zonings on the area plan; and (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.
Such conversion must: (a) where practicable and desirable, re-establish the original appearance of the building; and (b) use the same materials as those in the existing building.
Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical form.
Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character. architects development consultants interior designers project managers planning supervisors
8.10.3 Permission will be given in certain circumstances for the reestablishment of residential use where there is an abandoned dwelling, since such dwellings can sometimes have a negative impact, usually arising from the sense of dereliction and dilapidation. 4.4.2 Reference is also made to Planning circular 3/91. 4.5 Housing Policy 11 - we submit that each of the criteria a)f) inclusive are met and therefore the application is supported by planning Policy. Further that a) and b) relating to 'such conversion must' are also met. The supplementary notes are acknowledged. 4.6 Views of the property from public vantage points. We submit that the proposals are seen only from PROW 214 and then only via glimpses through the trees and small woods scheme which separate the site from the route. See photo 11 above the PROW is located beyond the trees to the right of the image. The extension is to the left and at a lower level, further screened by the walls. There is therefore no consequential harm to the visual impact of the proposals. 4.7 Planning Circular 3/91 in the context of this application is not relevant. 4.8 Consideration has been given materials proposed, with the barns being repointed with lime mortar \& existing openings retained to ensure the original character of the building is protected. The extension with modern materials is subordinate in scale the existing barn, with full glazing between the existing barn and garden room. 4.8.1 This treatment creates a transparent separation between the old and the new and allows construction using sustainable architects development consultants interior designers project managers planning supervisors
methods incorporating modern methods of construction, improved insulation and reduced air leakage in the new works addressing climate change resilience matters. 4.8.2 There are limited opportunities to recycle existing materials however, where this can be achieved it will, for example the crushing of the concrete apron and use of the gravel within the walled garden and used in the backfill for the extensions. Additionally, the existing stone from the external stair that is to be demolished, will be reused to clad the new external staircase. 4.8.3 The excavated spoil from the garden will be re-used in landscape works within the residential curtilage. 4.8.4 The single storey modern extension within the sunken garden is designed and orientated to maximise daylight including large windows to allow winter sunshine to penetrate deep into the building. It is a garden room with a solid roof to allow use throughout the year. System built construction methods are being considered to reduce the number of wet trades in the process thus ensuring airtightness and quicker construction times. Triple glazed windows all to the sustainability of the project. 4.8.5 The external walls within the barns are extensively realigned and lined to enable fully insulated solutions to be incorporated, coupled with the structural amendments and replacement roof structure, together with a new insulated concrete floor the full fabric is revisited thus reducing heat loss through each element. architects development consultants interior designers project managers planning supervisors
4.8.6 A new, efficient heating system is being incorporated which will employ a building management system linked to all aspects of the installation. 4.8.7 Our client keenly enjoys the outdoors and its nature. They currently have installed several bird boxes, bat boxes and hedgehog hibernaculum at the property. It is proposed to add open bed Manx walling to enable lizards suitable refugia for shelter. 4.8.8 Engagement with the eco-policy team has ensured continued bat roosts are preserved and there is no intention to deviate from this strategy. Through discussion and agreement with the Manx Bat Group it is agreed that the louvred opening to the void beneath the external stairs will be provided to allow bats entry into this space and a battened roost will be created along one wall. See drawing No CA-3267-002 for a typical detail. 4.9 We conclude that the policy requirement as referred to in the pre-app consultation is fully understood, the designs respect the intent of those policies and the proposals are congruous in the setting of the property.
5.1 For the reasons set out in the detail contained in this statement we are satisfied that pre-application engagement has been carried out with relevant parties and that the residual information received from advice given has been incorporated into the detailed submission. architects development consultants interior designers project managers planning supervisors
5.2 We submit that the principle of development as proposed is acceptable and that the design is of high quality, addresses constraints identified and mitigates issues raised by third party consultees. By virtue of the previous approvals given on the site, in particular P/A 06/01492/B Conversion of existing stone barn into living accommodation. We suggest that the principle of the works is accepted by the department and the matters of particular interest will relate to the proposals in the context of the existing property and whether the mitigation proposed is adequate. 5.3 During the application consideration we would appreciate an open dialogue with the appointed officer and the opportunity to address any clarifications required.
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