355461

==== PAGE 1 ====

Page 1 of 5

PROPOSED ALTERATONS AND EXTENSION TO BALLACUBBON FARMHOUSE Background Ballacubbon Farmhouse is a 3 bedroom family home comprising a tradiƟonal style farmhouse and converted barn with an aƩached single storey annex, previously used as a home office, within mature grounds of circa 0.8 acres surrounded by mature trees. The house and annex are finished in natural stone on three sides with render finish on the roadside elevaƟon and gable end of the main house facing the car park. As a former commercial flower growing business, within a walled part of the site there is a stand-alone single storey outbuilding with slate roof and whitewashed walls, a large poƫng shed with glass roof and split face blockwork finish on three sides and render on the elevaƟon facing the car park. Also on the site is a stand-alone garage block and substanƟal greenhouse. The whitewashed outbuilding is currently used as a store/uƟlity room, with half the poƫng shed currently used as a garden room.

==== PAGE 2 ====

Page 2 of 5

Client brief As part of their raƟonalisaƟon of the site, the new owners would like to replace the stand-alone outbuilding and garden room/poƫng shed with a light and airy garden room linked through to the exisƟng Kitchen together with internal alteraƟons to allow a uƟlity room to be created adjacent to the enlarged Kitchen.

Due to the limitaƟons of 3 bedrooms within the current house addiƟonal bedroom accommodaƟon is also required for family and friends who visit for extended stays. Proposal

The proposal is to take down the outbuilding and garden room/poƫng area and construct in its place energy efficient “converted barn” style accommodaƟon linked through to the house via a light and airy entrance hall.

The garden room and associated ancillary accommodaƟon takes the form of a “converted barn” with natural stone finish with random sized openings and a mixture of stone and oak lintels to create an authenƟc look. The roof is to be an oak A truss and purlins finished in natural slate with conservaƟon roofights for indirect light.

The gable end is to be elegantly glazed, as per the central mood board image below, to conƟnue the light and airy feel from within, whilst its garden seƫng will be reflected empatheƟcally on the outside. A log burner will be located internally for year-round comfort.

==== PAGE 3 ====

Page 3 of 5

The entrance is to be tradiƟonal style parapet roof with natural stone finish to match the main house, with elegant circular rooflight to flood the area with natural light, and arch detailing over the french doors that lead into the garden - see adjacent mood board images.

The building for No en-suite bedrooms take the form of a tradiƟonal style outbuilding connected to the lounge via a simple link.

Area of current accommodaƟon:

Original two storey 3 bed house

235m2 AƩached annex

57m2 Outbuildings (to be demolished)

90m2

Total area

382m2

Area of accommodaƟon as proposed:

Original two storey 3 bed house

235m2 AƩached annex

57m2 Garden room/bedroom block extension 136m2

Total area

428m2

This culminates in a neƩ increase in floor area of 46m2

Trees: The applicant has employed a Tree Works contractor to remove a large fallen tree following last winter storms. They have also carried out maintenance work to some of the boundary trees and reviewed the health of other trees. Whilst there are trees in close proximity to the proposed extension, the development area remains outwith the root protecƟon area, and a fence in accordance with BS 5837:2012 will be erected to create the

==== PAGE 4 ====

Page 4 of 5

requisite construcƟon exclusion zone. Trees IM have already been appointed to ensure the exclusion zone is established in accordance with these requirements.

Planning Policy

As the works are being carried out within an area zoned for development the policy that applies from The Isle of Man Strategic Plan is General Policy 2 that reads:

Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permiƩed, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siƟng, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible exisƟng topography and landscape features, parƟcularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides saƟsfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best pracƟce in reducing energy consumpƟon.

The extension has been designed in keeping with the tradiƟonal nature of the exisƟng building with tradiƟonal barn like features used throughout. The single storey nature of the development taking place on the garden side of the house where outbuildings with floor levels comparable to the main house currently prevail, ensures the proposals fully respect the site and its surroundings with no impact on topography, trees or water courses.

==== PAGE 5 ====

Page 5 of 5

The extensive gardens with mature boundary trees ensure there are no issue with overlooking of neighbouring properƟes or adverse impact on the amenity space or privacy of the neighbours.

There is no contaminated land in the vicinity, the site is not in a flood risk area.

Ample garaging, hardstanding and manoeuvrability space already exists with no amendments required to the current highway access with appropriate landscaping ensuring personal safety is safeguarded.

Replacing old outbuildings with energy efficient new build ensures energy consumpƟon is minimised

Summary & Conclusion

The design of the extension is fully in keeping with the exisƟng building, its locaƟon has no impact on is surroundings and there are no environmental impacts as a result of this development. Accordingly the proposals fully comply with General Policy 2.