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Application for De‐registration Ballaradcliffe House ‐ Registered Building 247 Background Ballaradcliffe House was added to the Protected Buildings Register on 20th March 2007, with the Registration Notice issued on 23rd March 2007. An application for De‐registration of Ballaradcliffe House was received on 15th July 2019. Following discussions between the applicant, their agent and the current Registered Buildings Officer, a planning statement has been submitted and published on 5th September 2024, with a 21 day consultation period running until 26th September 2024. Planning Application and Registered Building Consent Application History Reference Number: 14/00319/GB Status: Decision Split at Appeal (part approved and part refused) Proposal: Variations and additional details pursuant to approved PA 11/00700/GB & PA 11/00701/CON (partial retrospective) (In association with PA 14/00320/CON) Reference Number: 14/00320/CON Status: Decision Split at Appeal (part approved and part refused) Proposal: Registered Building consent for variations and additional details pursuant to approved PA 11/00700/GB & PA 11/00701/CON (partial retrospective) (In association with PA 14/00319/CON) Registered Building Nos. 247 Reference Number: 11/01577/GB Status: Refused Proposal: Erection of a garage and utility extension to replace existing (In association with 11/01578/CON) Reference Number: 11/01578/CON Status: Refused Proposal: Registered Building consent for the erection of a garage and utility extension to replace existing (In association with 11/01577/GB) Registered Building Nos. 247 Reference Number: 11/00700/GB Status: Permitted Proposal: Alterations and extensions to dwelling (In association with 11/00701/CON) Reference Number: 11/00701/CON Status: Permitted

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Proposal: Registered Building Consent for alterations and extensions to dwelling (RB no 247 in association with 11/00700/GB) Reference Number: 11/00237/CON Status: Application Withdrawn Proposal: Registered Building Consent for alterations and extensions to dwelling (RB no 247 in association with 11/00236GB) Reference Number: 11/00236/GB Status: Application Withdrawn Proposal: Alterations and extensions to dwelling (in association with 11/00237CON) Reference Number: 08/01824/CON Status: Permitted Proposal: Registered Building Consent for alterations and extensions to provide additional living accommodation (Registered Building no 247 in association with 08/01823GB) Reference Number: 08/01823/GB Status: Permitted Proposal: Alterations and extensions to provide additional living accommodation (In association with 08/01824CON) Reference Number: 05/01835/A Status: Refused on Review Proposal: Approval in principle to demolish existing house and develop site for two dwellings with garages (Re submission to PA 04/00210) Reference Number: 04/00210/A Status: Refused Proposal: Approval in principle for the erection three detached two storey dwellings with garages to replace existing dwelling Site Visits Visits to the property have taken place on 11th December 2023 and 10th April 2024. The property was inspected internally and externally, and detailed discussions were held with the applicant regarding the extent of the works that have been undertaken during their ownership of the property. Consultations The initial consultation period for the application ran from 2nd August 2019 until 23rd August 2019. Full representations can be found on the Government’s website; below is a brief summary. Andreas Parish Commissioners submitted a comment (received on 12th August 2019) stating that they had no objections to the application.

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The Isle of Man Natural History and Antiquarian Society submitted a comment (received on 4th September 2019) stating that they object to the request for de‐registration. Manx National Heritage were consulted on 31st July 2019. No comments were received. The Department received no comments following the re‐publication of the application on 26th September 2024. Reasons for Registration Ballaradcliffe House was registered for the following reasons:‐ Architectural Interest and Aesthetic Quality Ballaradcliffe is a Georgian‐style farm house dating from the mid‐nineteenth century (possibly 1852). Architecturally Ballaradcliffe has not been altered much since it was first constructed, with only minor alterations taking place and it is therefore a good example of a Georgian property. There are also outbuildings which should also be considered for inclusion within the Registration as they are part of the site and they contain important historic features which relate to the domestic and farming aspects of the property. Historic Interest ‘Ballaradcliffe’ quarterland dates back to the sixteenth century when the land first came into the ownership of the Radcliffe family and the estate has remained in the same family for over four hundred years. The original quarterland now includes much of the present day village of Andreas. Close Historic Association There are possible historical links with Thomas Radcliffe, the last Abbot of the Franciscan Friary in Arbory who married into the House of Stanley. Links with Charles Bland Radcliffe (1822‐1889) who was one of the earliest investigators of the electrical physiology of muscle and nerve and with William John ‘Willy’ Radcliffe (1844‐1916) who was MHK for Ayre from 1903 to 1916. Landmark Qualities The landmark qualities of Ballaradcliffe are one of the property’s most important features. Ballaradcliffe sits on the brow of a hill with views southwards across the northern plain towards the hills. The property is a prominent feature in the landscape and it is surrounded with trees with a long field in front of the property which positions the house well back from the road (plates 1 & 2). The excellent site is possibly the main reason for the location of Ballaradcliffe. Assessment of case for De‐registration · Following recent works, the house bears very little resemblance to the original.

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· The building is no longer a good example of a Georgian property, and does not offer any architectural interest or aesthetic quality. The 2014 planning and registered building consent applications, and their subsequent appeal hearings, went in to fine detail in respect of the alterations that have been undertaken at the property (the appendix listed 52 separate items). The photographs included within this application are a good demonstration of the level of intervention that has taken place. These photographs show historic stone walls replaced by modern blockwork, modern steel beams supporting existing and new openings, elements of timber floor structure replaced, and the roof of the historic building having been entirely replaced. Although the planning and registered building consent applications for these works were initially refused, many of the alterations were subsequently approved at appeal as the independent inspector judged the alterations to ‘preserve the building, its setting and its features of architectural interest.’ It is difficult to tally this conclusion with the reasons for registration in respect of architectural interest. These stated that ‘Architecturally Ballaradcliffe has not been altered much since it was first constructed, with only minor alterations taking place and it is therefore a good example of a Georgian property.’ Given the extent of the alterations and additions that have now been permitted, this statement is clearly no longer the case. The property has now been the subject of very significant and extensive alterations, and I judge there to be very little of the historic Georgian property remaining. In terms of aesthetic quality, when the current building is compared to the building at the date of registration, the south facing dormer, the northern three‐ storey projection, the two storey side extensions and the wall finish are all judged to be very visible alterations. Whilst aesthetic impact is to some extent subjective, the change in massing, form and wall finish are significant and clearly change the aesthetic. Regardless of any subjective judgement as to the quality of the existing building as it now appears, I would judge that the property no longer presents the aesthetic of a Georgian quarterland farmhouse, and as such the aesthetic quality of an unaltered Georgian farmhouse in the landscape has been almost entirely lost. · The importance of Ballaradcliffe as a country estate was lost many years ago when the farmyard and land to the east was sold for development. It is a fact that the landholding historically held by the Ballaradcliffe Quarterland is no longer intact. The farmyard and land to the east has indeed been sold for developed, and is now the site of privately owned dwellings forming part of the village of Andreas. These dwellings were, however, in place at the time of registration. The importance of the property and the relationship to its historic estate is therefore unaltered from the time of registration, and I would therefore judge that this reason does not warrant de‐registration of the property. · Any trace of former residents has been completely lost and would therefore diminish the value of any historic association that has been listed in the reasons for registration. The internal alterations to the property’s plan form, historic fabric and finishes do have an impact on the historic association that was included within the registration documents. Substantially unaltered buildings can provide evidential significance with the presence of physical material that can reveal more about the past, as well as historic significance by an ability to provide evidence about past human activity. The ability of Ballaradcliffe to yield evidence of this nature has been significantly reduced, and in some instances entirely lost, by the alterations that have been undertaken. Although the close historic association that was noted in the registration documents has not changed, I do

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consider that the extent and quality of the historic fabric has substantially diminished, which does reduce the significance of the historic associations. · The Planning Statement dated 4th September 2024 included various reasons, concluding that the building no longer represents the important historical and architectural building it did at the time of registration in 2007. Following two site visits, and noting the evidence put forward in the 2024 planning statement, it is clear that the alterations that have been undertaken at the property are extensive. There is evidence of modern concrete blockwork, modern brickwork, modern concrete lintels, modern timber floors and a modern timber roof carcase. This modern fabric has in various places replaced historic fabric. As further noted within the 2024 planning statement, the extensions on all sides of the property have significantly altered the building’s form and massing. Give the evidence available, whilst the case is deeply regrettable, I am forced to agree that the building is no longer as significant architecturally as it was at the time of registration. Given the amount of historic fabric that has been lost, I am also forced to judge that the building’s historic significance has been significantly reduced.

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Conclusion The registration documents state that ‘Architecturally Ballaradcliffe has not been altered much since it was first constructed, with only minor alterations taking place and it is therefore a good example of a Georgian property.’ I have reviewed the evidence provided within this application, and inspected the property first hand during two recent site visits. I do not agree with the Independent Inspector’s conclusion that these alterations ‘preserve the building, its setting and its features of architectural interest.’ I judge that the scope of the alterations, the amount of historic fabric that has been lost, the two side extensions, the north and south dormers, and finally the change in wall finish to the remaining historic external walls to be such that the property could no longer be considered to be a good example of a Georgian farmhouse. With the above in mind, I judge that the property is no longer of architectural special interest. With regard to Historic Interest, the registration documents state ‘There are possible historical links with Thomas Radcliffe, the last Abbot of the Franciscan Friary in Arbory who married into the House of Stanley. Links with Charles Bland Radcliffe (1822-1889) who was one of the earliest investigators of the electrical physiology of muscle and nerve and with William John ‘Willy’ Radcliffe (1844-1916) who was MHK for Ayre from 1903 to 1916.’ The applicant’s submission argues that the property is altered to such a degree that the relationship to former residents has been lost. Whilst I do consider that the alterations reduce the strength of the historic association, the property still exists and therefore its history in relation to the Radcliffe family and significance to the surrounding area have not been entirely lost. Whilst I consider that the building’s history and historic associations continue to provide the property with some historic interest, the level of this interest has been significantly reduced by the alterations since registration. Although this property was assessed for registration using the guidelines within Planning Policy Statement 1/01, I judge it relevant to refer to the Department’s current Operational Policy as a guide in respect of assessing the level of historic special interest. The current policy states that ‘there should normally be some quality of interest in the physical fabric of the building itself to justify the statutory protection afforded by registration.’ Given the photographic evidence which shows the extent of historic fabric that has been removed and/or replaced during the works since registration, in my judgement the historic fabric that remains does not have sufficient quality of interest to justify registration in its own right. The registration documents state that the ‘landmark qualities of Ballaradcliffe are one of the property’s most important features.’ Whilst the open vista to the south of the property remains intact, the dormer window on the roof of the south elevation and the two-storey side wings have altered the property’s form and proportions to such a degree that the building’s landmark qualities as a historic Georgian farmhouse in the landscape have been almost entirely lost. Although the Independent Inspector judging the appeals for applications 14/00319/GB and 14/00320/CON considered the alterations to ‘preserve the building, its setting and its features of architectural interest’, I do not agree with that conclusion. As outlined above, given the reasons for registration and the evidence provided, I judge the alterations to have caused substantial harm to the property’s significance and judge that the building can no longer be considered to be of special architectural interest or special historic interest. I therefore recommend that the application be approved, and that the property be removed from the Protected Buildings Register. Tom Sinden - Registered Buildings Officer - 3.12.2024

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Recommendation for Interested Party Status The applicant/owner and their agent, as well as Manx National Heritage and the Local Authority (Andreas Parish Commissioners) are granted the right to take part in any subsequent proceedings relating to the application as per regulation 9(4) of the regulations. Regulation 9(3) requires that when it determines an application, the Department must decide which persons (if any) who have made written submissions with respect to the application, other than those referred to in paragraph 9(4), should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. There is no operational policy in respect to the awarding of party status for applications for de- registration, and therefore a case-by-case assessment is required. Given the focussed nature of the application and their very wide remit, The Isle of Man Natural History and Antiquarian Society is not judged to have sufficient interest in the subject matter to be awarded Interested Party Status.

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Appendix 2 Current Operational Policy on Principles of Selection for the Registration of Buildings

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• after 18601, because of the greatly increased number of buildings erected and the much larger numbers that have survived, progressively selection is necessary; • particularly careful selection is required for buildings from the period after 1945; • buildings of less than 30 years old are normally registered only if they are of outstanding quality and under threat. Aesthetic merits. The appearance of a building – both its intrinsic architectural merit and any group value – is a key consideration in judging registration proposals, but the special interest of a building will not always be reflected in obvious external visual quality. Buildings that are important for reasons of technological innovation, or as illustrating particular aspects of social or economic history, may have little external visual quality. Selectivity. Where a building qualifies for registration primarily on the strength of its special architectural interest, the fact that there are other buildings of similar quality elsewhere is not likely to be a major consideration. However, a building may be registered primarily because it represents a particular historical type in order to ensure that examples of such a type are preserved. Registration in these circumstances is largely a comparative exercise and needs to be selective where a substantial number of buildings of a similar type and quality survive. In such cases, the Department’s policy is to register only the most representative or most significant examples of the type. National Context. The Isle of Man is a separate entity to the UK and the unique context of the Island’s historic development must be taken into consideration as part of the selection process. Special interest is likely to be conferred on buildings which may not be the case if they were in the UK, given the Island’s unique context. State of Repair. The Department should register a building which has been assessed as meeting the statutory criteria, irrespective of its state of repair or other factors such as implications for future use or financial issues. 6.0 IDENTIFICATION OF BUILDINGS FOR CONSIDERATION FOR REGISTRATION 6.1 Buildings may be identified for entry in to the register in several ways:- • The building may already appear in the provisional list drawn up by the Department for the purpose of recommending buildings for registration; • Buildings judged worthy of investigation with a view to registration may also have been identified in an area plan; • Buildings may also be added to the provisional list following proposals from Local Authorities, special interest groups or other bodies or individuals, that a particular building or buildings should be considered for registration, or protection by way of a building preservation order pending registration; and 1 *The year 1860 was selected because of the change which followed, in terms of the of the increase in building due to the boom of the island’s tourist industry which saw building on an unprecedent scale.

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Appendix 3 Registration Notice and Entry Documents for Ballaradcliffe House