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Partial demolition, alterations and extensions to existing dwelling known as Ballacomish, Ronague Road, Colby, Isle of Man
For and on behalf of Mr D Craddock
September 2009
The residential property known as Ballacomish is located in the south of the Isle of Man within the district of Arbory, occupying a prominent site in the village of Colby.
The application site covers approximately 30,660 square metres ( 7.75 acres) and is the residential curtilage to the property of Ballacomish. The residential curtilage sits within a larger site under the ownership of the property which extends in total to an area of approximately 89,030 square metres ( 22 acres).
The substantial residential property which currently occupies the site is believed to have originated as a modest farm stead which has increased in size over the years through a series of ill-considered extensions. The resultant property is inconsistent in both it's architectural style and build quality. This disparity is evident through the site as a whole.
In order to address the disorganised nature of the site and lack of architectural quality this proposal consists of substantial redevelopment of the main residence, out buildings and surrounding grounds to create a considered, cohesive whole.
In addition to the small number of modest extensions to the main house, Ballacomish was substantially extended in 1994 to include a conservatory, swimming and billiard room to the main house. Photographs of the existing elevations are illustrated on the enclosed document $914 / \mathrm{X} / \mathrm{PH} / 001$.
The surrounding grounds have also evolved with the introduction of hard surface tennis court, stables and tack buildings, barns, outbuildings and garaging along with the planting of Leylandi-Cyprus hedging around the tennis court which now stands in excess of 8 m high. Photographs of the existing stables and tennis court are illustrated on the enclosed document $915 / \mathrm{X} / \mathrm{PH} / 001$.
A topographical survey has been carried out on the whole site along with a partial tree survey to the areas involved with the redevelopment are included as part of this application.
Vehicular access to the property is accessed by a drive to the South of the property and leaves via an indirect drive to the east of the property.
| Ref | Dated Granted | Details |
|---|---|---|
| 85/00368/B | 01.01.1994 | Construction of tennis court with surrounding fence |
| 87/01666/B conservatory | 01.01.1994 | Extension to form swimming pool, billiard room and |
| 07/00907/B | 25.07.2007 | Alterations and erection of extensions |
| 08/01966/B | 22.12.2008 | Erection of enclosed ménage |
| 08/02290/B | 29.01.2009 | Alterations and erections of extensions |
The application site has been the subject of a number of applications in the past. Those relevant to the current proposal have been outlined below:
The above applications form the basis of the residential dwelling and grounds which is currently located on the application site, and which this proposal seeks to alter, extend and re-model.
In August 2009 James Brookman Ltd submitted a number of equestrian related applications for the site via our agents Kay Associates. These were later withdrawn due to the site being sold and the client requesting a redesign of the house and proposed equestrian facilities to suit their needs. This proposal is a result of these client discussions and subsequent design development.
Throughout the design process a number of pre-application discussion and presentations have taken place with Sarah Corlett, DoLGE Planning officer. All feedback from the presented scheme was positive. The constructive advice given in these pre-application consultations has been incorporated into the drawings and information which form the basis of this application.
Using the existing proportions of the main house the proposal seeks to create a classically symmetrical plan to the property. Due to the symmetrical arrangement of the plan, in comparison to previously granted schemes, this proposal allows for a reduction in the extension footprint to the East of the existing property. In addition, by incorporating the disjointed extensions to the West of the existing property into the main body of the proposed house allows for the development of a more rationalised and symmetrical front elevation. This in turn allows for the introduction of a more classical architectural hierarchy used to create a sense of presence as suited to a grand house in the countryside.
Following the advice from the planning officer we have referred to the book 'Historic Homes of the Isle of Man' by John Kitto in order to review existing countryside dwellings on the island. The projects in the book serve to illustrate the fact that there is no definite style or precedent for large private residences in the countryside. This proposal seeks to embody a timeless elegance which references a classical Georgian-styled aesthetic, incorporating elements such as symmetrically arranged fenestration. The hipped gable ends and double-height circular bay windows are architectural details commonly seen in the island as well as central portico entrance.
It is intended that the highest quality materials be used throughout the project in keeping with the prestigious nature of the scheme. The external walls of the property will predominately either be smooth render or a suitable natural ashlar-type stone. All of the architectural details such as the porticos, window cills and architraves will also be in natural stone.
The remodelled spa-leisure complex is designed with a more contemporary flavour to give the appearance of a more recent addition to the main house. Externally the spa complex will be finished in a render finish with light stucco detailing, with contemporary styled fenestration to compliment the principle property.
In order that the main residence be read as part of a considered cohesive scheme it is intended that the existing equestrian facilities be demolished in their entirety. The application site has obtained previous planning permission for an enclosed ménage (08/07966/B). In light of this approval it is proposed to create a small equestrian facility that compliments the main house as a key element of the master plan as well as it it's appearance.
The proposed facilities will include a new riding arena sited to the North corner of the site at the rear of the main house. The natural ground levels and existing vegetation aid in screening the mass of the building and it is the intention to add to these as part of the planting scheme.
The stable and associated stores will be arranged around a classical court yard which is accessed between garage blocks. These 'gate-houses' are designed to compliment the main house and are intended to reflect traditional carriage buildings. The first floor of these buildings will provide staff accommodation and a home office.
The master plan of the grounds will also include a substantial level of new planting to form formal gardens, vegetable gardens, lawns and recreational areas around the property. It is intended that the large lawn to the South of the property will be transformed into parkland styled ground with estate fencing around the perimeter as well as a cattle grid to allow the free movement of animals.
It is the client's intention to submit a further application to remodel the existing entrance gates/area to be more in keeping with the proposed scheme at a later date.
In conclusion it is our belief that this proposal fulfils the potential of the site in the creation of a substantial private residence whilst remaining respectful of it's location. A property of this standing is also in keeping with the islands economic strategy to encourage high net worth individuals to the island. The proposal is to create a coherent and fully integrated design both internally and externally to provide an elegant and classically designed country residence which can form part of the islands future heritage.
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