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(AMENDMENT TO PREVIOUSLY APPROVED 09/00661/B)
GLEN LOUGH FARM, BALLAHUTCHIN HILL UNION MILLS
for
Mr & Mrs John Quayle
Carl Jenkins Design Reference: 2014/02/06
1.0 CONTENTS 2.0 Introduction 3.0 Existing Site 4.0 Planning History 5.0 Pre-Application Advice 6.0 Planning Policy 7.0 Scheme Proposals 8.0 Summary
APPENDIX A - Pre-application Advice APPENDIX B - Figures supplied by Agriculture Directorate
1) INTRODUCTION
This Design Statement accompanies the full planning application for the amendment of previous planning approval ref 09/00661/B for the erection of an agricultural worker’s dwelling within the site known as Glen Lough Farm, Ballahutchin Hill, Union Mills.
In this Design Statement the existing site, details of previously approved scheme, details of pre application consultations and the development proposals are discussed in full and should be read in conjunction with the following: -
2) EXISTING SITE
The agricultural farm known as Glen Lough is located in the East of the Isle of Man within the parish of Marown.
The application site covers approximately 4,000 square metres (0.4 Hectares / 0.99 acres) and is within the agricultural curtilage of the farm known as Glen Lough. The site as a whole comprises a farmhouse, agricultural barn / storage, associated outbuildings, agricultural worker’s dwelling built under PA09/00661/B and approximately 159.85 Hectares or 395 acres of grazing farmland.
The application site is located to the South East of the existing Farmhouse and associated farm buildings and consists of agricultural grazing land with views towards Douglas Bay to the East and Braid towards the West. The proposed application site encompasses part of the previous approved ‘Plot A’ site under PA09/00661/B (agricultural field no.324201) and part of agricultural field no 324202, refer to drawing number 2014/02/04 for details.
Vehicle access to the site is from Ballahutchin Hill, which is the main A1 road between Douglas and Peel, onto a private access lane, which serves the existing Glen Lough camp ground and Glen Lough farmhouse, agricultural worker’s dwelling and associated outbuildings.
3) PLANNING HISTORY
The site as a whole has been subject to a number of planning applications over the years, these are as listed below: -
| Ref | Status | Details |
|---|---|---|
| 13/91511/B | Permitted | Erection of new agricultural farm building |
| 09/00661/B | Permitted | Erection of two agricultural dwellings |
| 07/02084/A | Split Decision | Approval in Principle Erection for erection of two agricultural dwelling. |
| 03/01702/B | Permitted | Repairs to Glen Lough Farm House. |
4) PRE APPLICATION ADVICE
Throughout the design process pre-application consultations have taken place with Miss Sarah Corlett, Senior Planning Officer. These consultations have been in the form of email correspondence. A copy of the email correspondence, dated 9th June 2014, has been included in Appendix A for information.
The advice given in the pre application consultations has been incorporated into the drawings and information that form the basis of this application.
5) PLANNING POLICY
a) ISLE OF MAN STRATEGIC PLAN 2007
STRATEGIC OBJECTIVES AND RELEVANT STRATEGIC POLICIES
Within the Isle of Man Strategic Plan 2007, the following policies are of particular relevance to this application. For brevity the relevant Strategic Objectives and Policies have been referenced only and the following should be read in conjunction with the published Government document.
i) STRATEGIC OBJECTIVES
Resources
a) This proposal seeks to maintain the use of the current agricultural land. b) The proposal makes efficient use of the site by using the existing facilities. c) The proposals utilise the existing infrastructure, facilities and services of the site.
Environment This application follows the Strategic Objective to encourage high quality development throughout the island.
a) The necessity for two agricultural dwellings was identified as part of the previously approved planning application 09/00661/b b) The long-term future of Glen Lough Farm will be maintained. c) The proposal seeks to amend the previously approved design to reduce the footprint and visual impact of the proposed dwelling on the surrounding area.
(a) This proposal makes a positive contribution to the environment and surrounding landscape. (b) This Design Statement takes into account the Strategic Aims and Policies.
b) DETAILED POLICIES
General
All these points have been considered and addressed as part of the scheme design development and are described in detail in this document.
All these points were considered as part of the previous planning approval 09/00661/B. a) The justification for the new agricultural dwelling was provided under the original application in 2009 and since then the farm has expanded its operations, taking on more land and animals. b) This proposal would improve on the previously approved dwelling, which is essential to the agricultural operation of Glen Lough Farm.
Environment
This proposal will not adversely affect the countryside.
The proposals are sited on agricultural grazing land which does not contain any protected species or habitats.
a) The existing approved dwelling was located solely in field 324201 however the proposed building has been moved approximately 15 metres to the East, partially entering into field 324202. b) The proposed building will still be in the vicinity of the Glen Lough farm buildings.
Housing
a) The need for two agricultural worker’s dwellings was demonstrated under PA 09/00661/B and since then the farm operations has taken on more land and animals. b) The current stock levels and number of workers required by the current farming operations are given in information supplied by the Agriculture Directorate of the
department of Environment, Agriculture and Food, see appendix B.
a) The existing approved dwelling is restricted to occupation by a person engaged or last engaged solely in agriculture. The new proposals restrict the occupation to a person engaged or last engaged solely in agriculture.
a) The proposed building is sited in a similar position to the previously approved dwelling in relation to the existing farmhouse and associated buildings. b) The proposed dwelling is well set back from the public highway. c) The access to the new dwelling will be via the existing farm access.
a) The proposed building design is in accordance with Planning Circular 3/91.
Business and Tourism
The additional agricultural worker’s dwelling will ensure the future viability of Glen Lough farm and is essential to current farming operations.
Economy The intended use of the site will offer new employment opportunities for agricultural staff on a full and part time basis.
Infrastructure
The proposed building will be connected to a septic tank and drainage field. Surface water from the proposed building will discharge into soakaways located in the adjacent field.
6.3 1982 DEVELOPMENT PLAN 6.3.1 No reference is made to the property or the site on the map.
7.0 SCHEME PROPOSAL
7.1 DESCRIPTION
The proposal seeks to amend the size, layout, location and appearance of the previously approved agricultural worker's dwelling located on Plot 'A' of planning approval 09/00661/B. Under planning approval 09/00661/B the original approved building can be built as the other agricultural dwelling approved as part of the original application has been built and is occupied.
7.2 DESIGN APPROACH
The design objectives from the outset have been to develop a proposal that: -
7.3 SITE
The site is bounded on all sides by agricultural land belonging to Glen Lough farm. To the North West of the proposed site are the existing farm buildings of Glen Lough farm and the land falls away gently to the South.
The proposed scheme has been carefully considered to sit comfortably in its specific location and to have minimal impact on the surrounding landscape. It has been sited sufficient distance away from the farm buildings to give the feeling of isolation whilst ensuring the building is within the cluster of Glen Lough in accordance with the Strategic Plan.
None of the other neighbouring properties are in close enough proximity to be affected by the proposals.
7.4 ORIENTATION
The internal layout and orientation of the agricultural worker's dwelling has been considered to maximise the views towards Douglas bay and Braid whilst minimizing the views of the existing farmyard and associated buildings.
7.5 SCALE
The original building approved under PA 09/00661/B had a footprint of 224m2 with all the accommodation of one level. The new proposals have a slightly increased floor area of 231.5m2 however the footprint has been reduced to 148.5m2 as the
accommodation is spread over two storeys. We feel the new proposals are of suitable scale to accommodate a high standard 3/4 bedroom agricultural workers property.
The original building approved under PA 09/00661/B had all the accommodation on the ground floor and was arranged in a 'T' shape configuration. The new proposals have the accommodation spread over two storeys in the style of a dormer bungalow, with the dormer windows facing away from the existing farmhouse and associated buildings. This reduces the buildings footprint and maximizes the accommodation provided whilst being in accordance with the guidance given in Planning Circular 3/91 – Guide to Design of Residential Development in the Countryside.
It is intended that the highest quality materials be used throughout the project and materials used to construct the property would be sympathetic to the natural surroundings. A mixture of a natural manx stone plinth with render finish to the walls and natural slate roofing will be used throughout. All new stonework will be sourced locally to match the existing and will be in keeping with the surrounding area. The materials used in the construction of the new property will be in strict accordance with Planning Circular 3/91 – Guide to Design of Residential Development in the Countryside.
The existing farm and camp ground entrance off Ballahutchin Hill is to be retained for vehicular access with a new private driveway extending from the existing access into field 324202 to the new agricultural worker's dwelling.
In summary: -
In light of the above and the enclosed documents we look forward to your recommendation for approval.
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