**Document:** APL Planning Statement
**Application:** 20/01434/REM — Reserved Matters application in association with PA 20/00894/A for erection of dwelling and extension of residential curtilage
**Decision:** Refused
**Decision Date:** 2021-04-01
**Parish:** Lonan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/23384-lonan-land-north-west-extension-new-build/documents/1029826

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# APL Planning Statement

### 1. Overview

![A photograph of a rural coastal landscape featuring a long stone building, possibly a barn, overlooking the sea at sunset.](https://images.planningportal.im/2020/12/201636.jpg)

![A photograph showing the exterior of a two-story stone building, likely a barn, situated on a grassy slope with open window frames.](https://images.planningportal.im/2020/12/201637.jpg)

![A photograph showing an existing two-story stone building with empty window openings and a smaller attached stone structure in a rural setting.](https://images.planningportal.im/2020/12/201638.jpg)

![A photograph depicting a rural landscape featuring a large barn-like structure and residential buildings under a cloudy sky.](https://images.planningportal.im/2020/12/201639.jpg)

![A photograph showing a dilapidated stone agricultural building, likely a barn, with open window frames and a grassy foreground.](https://images.planningportal.im/2020/12/201640.jpg)

![A photograph showing the gable end of a traditional stone building, likely a barn or outbuilding, with a bird perched on the roof ridge against a cloudy sky.](https://images.planningportal.im/2020/12/201641.jpg)

The existing barns are situated next to ‘Ballaragh Old Farmhouse’ along a small farm track off Ballaragh Road towards the Maughold end of the hamlet of Ballaragh.

The barns are visible in the distance from the A2 Ramsey Road & MER line and also along a public footpath which runs from the Ramsey road to the Ballaragh Road

The barns are constructed of traditionally laid manx stone, with slate roof. The few windows and doors that remain are red painted timber.

The barns are ‘L shaped’, forming an enclosed yard area in the middle of the L. The shorter leg of the L faces the road and appears single storey, however it is in fact two storey due to the sloping nature of the site. The long side of the L heads down the sloping site, floor levels step down, but the ridge remains constant.

There are few openings to the outside of the L shape, with the majority of the windows and doors facing into the yard formed by the L shape. There are the remains of a small single storey pen at the end of the longer leg of the barn. This section no longer has a roof.

There are visible signs of cracking and settlement throughout the barns, with the gable facing the neighbouring dwelling leaning out considereably.

### 2. Site Context

![Aerial site location plan showing the red-outlined development site near Ballaragh Road and surrounding rural fields.](https://images.planningportal.im/2020/12/201642.jpg)

![A photograph showing a newly constructed white detached house with dormer windows, situated on a slope with a coastal view in the background.](https://images.planningportal.im/2020/12/201643.jpg)

![A photograph showing a large stone barn-like structure on a grassy slope with a modern white house visible in the background to the right.](https://images.planningportal.im/2020/12/201644.jpg)

![A landscape photograph showing green agricultural fields in the foreground with a row of white residential houses situated on a distant ridge under a blue sky.](https://images.planningportal.im/2020/12/201645.jpg)

‘Aurora’ approved under PA17/00002/B Barn from public foot path The hamlet of Ballaragh from A2 Ramsey Road

### 2. Site Context - Materials

![A photograph of a large, weathered agricultural building with corrugated metal siding and a concrete block base, situated on a grassy slope.](https://images.planningportal.im/2020/12/201646.jpg)

![A photograph showing a long, single-story agricultural building with a corrugated roof situated in a grassy field with young trees.](https://images.planningportal.im/2020/12/201647.jpg)

![A photograph of a modern rural dwelling featuring mixed white render and vertical timber cladding, with a car parked on the driveway.](https://images.planningportal.im/2020/12/201648.jpg)

![A photograph showing a large dark agricultural-style building on a hill with a white van parked in front, viewed from a driveway with white boundary walls.](https://images.planningportal.im/2020/12/201649.jpg)

![A photograph showing a long corrugated metal shed or outbuilding situated on a grassy slope with a coastal view in the background.](https://images.planningportal.im/2020/12/201650.jpg)

![A photograph showing the exterior elevation of a modern building extension with grey cladding and a dark roof, attached to an existing white-walled property.](https://images.planningportal.im/2020/12/201651.jpg)

There are several agricultural buildings in the vicinity of the site, many of which are of modern materials.

Materials such as fibre cement sheeting, timber cladding and metal roofing are now more common in the countryside than manx stone due to their ease of erection and maintainance.

-Fibre cement sheeting, brought down the wall, with slot windows at the change of material.
-Metal sheet roofing, with weathered timber boarding

The modern agricultural style was utilised on the extension to a traditional stone barn near to the site. (Sam’s Barn - PA13/91341/B)

Althought these materials and forms don’t conform with Planning Circular 3/91, they actually sit more subtly in the landscape than a white rendered ‘vernacular’ dwelling, due to the softer colours and weathered materials.

### 3. Planning Approvals - Site

![An aerial site plan showing a specific plot labeled 'AREA 19' outlined in red within a larger 'RESIDENTIAL ZONING' area outlined in blue.](https://images.planningportal.im/2020/12/201652.jpg)

![Architectural elevation drawings displaying the East and South facades of a proposed stone residential building.](https://images.planningportal.im/2020/12/201653.jpg)

![The image displays a technical architectural line drawing labeled 'East Elevation 1:100', showing the side view of a two-story residential building with mixed stone and timber cladding.](https://images.planningportal.im/2020/12/201654.jpg)

![A street-level photograph showing a rural property entrance with a stone wall, driveway, and a two-story house alongside a stone outbuilding with a conical roof.](https://images.planningportal.im/2020/12/201656.jpg)

EAST ELEVATION 1:100 SOUTH ELEVATION 1:100 EAST ELEVATION 1:100

The barns sit in land which is zoned for residential development. Land to the west of the barn is also zoned. Immediately to the north is not zoned but the half of that field towards the road is currently zoned as ‘AREA 19’ in the 2005 Laxey and Lonan Area Plan. There are two existing planning approvals in place regarding the barns. Works to the access have been commenced on these applications.

PA14/00809/B - Conversion of existing outbuildings into dwelling. This approval is for the conversion of the existing barns, with very limited alterations to the existing openings other than a glazed gable end.
PA15/00590/B - Demolition of existing outbuildings and erection of detached dwelling with integral garage. This approval is to demolish the existing barn and build a new dwelling taking the original barn form and adding some larger modern openings in chosen locations to take in the fantastic views.

![A photograph showing a grassy slope with a dry stone wall and the side of a white house on the right.](https://images.planningportal.im/2020/12/6898036.png)

PA20/00894/A - Approval in principle for the erection of a dwelling at land north west of Ballaragh Old Farmhouse.

This application approved 12th October 2020, established the principle of building a new dwelling located in ‘Area 19’, away from the existing barns.

As part of this application, it was conditioned that as far as is reasonably practicable, the stone and slate from the existing barns to be demolised are to be reused.

This application aims to reuse this stone and slate as much as possible. The reuse of the stone should make the new dwelling sit better in the site, not appearing too new and neat which could occur if using new stone from elsewhere.

Matters of siting, design, external appearance, internal layout of buildings, site layout, drainage, landscaping, means of access of the site are all to be determined by this application.

As the AiP conditioned that no garages or other free standing buildings shall be erected within the curtilage of the dwelling without prior permission, this application also applies for the erection of a garden store/studio. This is so the scheme can be viewed as a whole and not incrementally grow.

### 3. Planning Approvals - Nearby

![A photograph of a white two-story detached house with dormer windows, situated in a rural coastal location with a view of the sea.](https://images.planningportal.im/2020/12/201659.jpg)

![A photograph showing a stone building with a modern timber-clad extension featuring large windows and a slate roof.](https://images.planningportal.im/2020/12/201661.jpg)

![A photograph showing a two-story detached house with large windows situated on a grassy slope, partially obscured by foreground vegetation.](https://images.planningportal.im/2020/12/201662.jpg)

![An architectural perspective sketch showing the exterior elevation of a large, modern detached dwelling with a garage and chimneys.](https://images.planningportal.im/2020/12/201663.jpg)

![A photograph showing a modern residential building featuring a mix of white render and grey timber cladding with a pitched roof and skylights, with a car parked on the driveway.](https://images.planningportal.im/2020/12/201664.jpg)

PA17/00002/B & PA14/01360/B - Replacement dwelling and extending the residential zoning. These two applications were to replace an existing ‘Manx vernacular’ rendered stone built dwelling with a much larger non vernacular, contemporary dwelling, away from the footprint of the existing house. These applications also extended the existing residential zoning beyond that of the 2005 Area plan. This extension ‘neatened off’ the zoning to match the land in ownership of the applicant and provide a garden. This application site neigbours the site.

PA10/01193/B & PA16/01076/B - New build contemporary dwelling/ dwellings. These two applications approve new build contemporary dwellings in the countryside. Each application utilised modern materials and styles such as timber cladding and standing seam metal roofs alongside traditional stone and slate.

PA13/91341/B - Conversion of an existing barn into a residential dwelling house. This was the conversion and contemporary extension of an existing barn building in Ballaragh. This project is currently nearing completion and used anthracite grey windows, timber cladding and standing seam zinc roofing to bring a contemporary twist to the existing barn. The mixture of contemporary finishes with the traditional lime render and slate provides a contrast, while also remaining in keeping as the materials chosen are regularly found in the agricultural setting.

### 4. Concept & Design - Massing And Form

![Annotated aerial site plan showing the location of a proposed new dwelling, an existing barn to be demolished, and associated land boundaries in a rural setting.](https://images.planningportal.im/2020/12/201665.jpg)

![A close-up exterior view of a modern dwelling featuring a red corrugated metal roof, light timber cladding, and a skylight against a rural hillside background.](https://images.planningportal.im/2020/12/201666.jpg)

![A photograph showing the exterior of a modern residential property featuring a stone facade and wooden cladding with a slate roof and skylights.](https://images.planningportal.im/2020/12/201667.jpg)

The applicant wishes to demolish the existing barn and build a new dwelling more in the vicinity of ‘Area 19’ of the Laxey and Lonan Area Plan. This is a much better location for a dwelling than that of the existing barn for the following reasons;

- Further away from ‘Ballaragh Old Farmhouse’.
- Doesn’t have a public footpath along the driveway.
- Follows the form of the ‘Linear’ settlement of Ballaragh.

The form and massing of the new dwelling would replicate agricultural buildings in the area, utilising the sloping site context and linear form of barns.

- Appear single storey from the Ballaragh road, with the majority of the openings facing into the L shape, few facing out, as the existing barns do.
- Semi basement level utilising the sloping site.
- Narrow, long form to replicate the existing barns.
- One leg of the L shape to replicate a traditional barn, with the other looking more like a modern timber and corrugated sheet shed

It makes more sense for the settlement of Ballaragh for the new dwelling to be along the roadside. Area 19 sits between two areas of residential developement so is a perfect infill plot.

### 4. Concept & Design - Environmental

![A close-up photograph showing a rough stone wall in the foreground with a stone building featuring window openings visible in the background.](https://images.planningportal.im/2020/12/201668.jpg)

![A photograph showing construction workers building white concrete block walls, likely the foundation or lower level of a new structure.](https://images.planningportal.im/2020/12/201669.jpg)

![A close-up photograph showing the slate roof and stone wall of a rural building, likely an existing barn or outbuilding.](https://images.planningportal.im/2020/12/201671.jpg)

![A construction worker is shown spraying foam insulation onto the wooden rafters and walls of a roof space during the building process.](https://images.planningportal.im/2020/12/201672.jpg)

![A photograph of a modern, timber-clad residential building featuring a slate roof with solar panels. The property includes a paved patio area and is situated in a rural, grassy setting.](https://images.planningportal.im/2020/12/201673.jpg)

The applicant wishes to provide an environmentally friendly home for their family by going above and beyond current Building regulations standards for conservation of fuel and power along with a design and orientation to meet ‘Passive priciples’.

- Reuse of the stone & slate from the existing barns. reducing the embodied carbon in material manufacture and transport.
- Constructing the building out of ICF, achieving a U value of 0.15 W/m2K (current regs walls - 0.25)
- ICF is inheritanty air tight, with high thermal mass.
- Insulating the roof with icynene spray foam, reducing site wastage, air gaps and leaks. Achieving a U value of 0.15 W/m2K (current regs roof - 0.18)
- Installing Mechanical ventilation & heat recovery
- Installing south facing solar panels.
- Installing triple glazed windows with a U value of 1.1-0.8 W/m2K (current regs windows - 1.6)

This would be difficult and cost prohibitive to achieve by renovating the existing barn. The location and form of the ‘Replacement dwelling’ approval on the barn footprint would be sub optimal for achieving a passive principle form and orientation and also much closer to ‘Ballaragh Old Farmhouse’.

### 5. Material Precedents

![A visualisation of a modern two-story detached house featuring stone cladding and a large upper-level balcony with glass railings.](https://images.planningportal.im/2020/12/201674.jpg)

![A photograph showing a modern single-story extension with a red roof attached to an existing stone building in a rural landscape.](https://images.planningportal.im/2020/12/201675.jpg)

![A photograph of a modern two-storey dwelling featuring a stone ground floor and timber-clad upper level with a balcony.](https://images.planningportal.im/2020/12/201676.jpg)

![A photograph showing the upper section of a building with vertical timber cladding, a dark pitched roof, and a skylight window.](https://images.planningportal.im/2020/12/201677.jpg)

![A photograph showing a modern residential extension with wooden cladding and large glass doors attached to an existing stone building, featuring a wooden deck and paved patio area.](https://images.planningportal.im/2020/12/201678.jpg)

![A photograph or architectural rendering of a modern detached house featuring stone cladding, large windows, and a pitched roof set against a rural backdrop.](https://images.planningportal.im/2020/12/201679.jpg)

1.

3.‘

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The existing barn materials will be reclaimed and reused wherever possible for the traditional stonework and slate elements of the design.

The materials chosen are aiming to produce an ‘Agritecture’ aesthetic.

Using materials found throughout the countryside and in agricultural settings helps the new dwelling sit within its environment without standing out.

1. Traditional laid stonework base & slate roof (Mill House, Dogmills, Isle of Man)
2. Metal sheet roofing & timber cladding (Sam’s Barn, Ballaragh, Isle of Man)
3. Corrugated sheet cladding (Coldrach, Caingorms, Moxon Architects)
4. ‘Agritecture’ on the Isle of Skye (Loch Duich, Rural Design Architects)
5. Timber clad element with a stone base. (County Down Barn, Micah T Jones)
6. Modern openings and materials & stonework (The Nook, Hall & Bednarczyk Architects)

### 6. Design Ideas

![A photograph showing a modern, single-story detached dwelling with dark cladding and a large garage door, set against a cloudy sky with landscaped foreground.](https://images.planningportal.im/2020/12/201680.jpg)

![A photorealistic rendering or photograph of a rural dwelling featuring stone and timber cladding with solar panels on an attached section.](https://images.planningportal.im/2020/12/201681.jpg)

![A photograph showing a stone building with a large modern glass extension set in a grassy rural field under a blue sky.](https://images.planningportal.im/2020/12/201682.jpg)

![A photograph showing a modern single-story dwelling with an attached barn-style structure featuring solar panels and an open garage bay.](https://images.planningportal.im/2020/12/201683.jpg)

![A photograph showing a modern residential property with stone and timber cladding, featuring a paved driveway and an adjacent wooden outbuilding.](https://images.planningportal.im/2020/12/201684.jpg)

![A photograph showing a stone building, likely a converted barn or new dwelling, situated on a grassy hillside with sheep grazing in the foreground and snow-capped mountains in the background.](https://images.planningportal.im/2020/12/201685.jpg)

Lochside House by HaysomWardMiller Stone base and timber above ‘HebHome’ Kit house, Dualchas Architects Traditional materials, with a contemporary twist Edinburgh Road by A449 Architects Use of materials to sit in the site respectfully RHouse by Rural Design Architects Use of Traditional form with contemporary finishes Maison Wedge by BGA Architects Barn like cladding (metal and timber) Newhouse of Auchengree by Ann Nisbet Agricultural form & cladding (metal roof & facade)

The site lends itself to a long, thin ‘legged’ form which utilises the sloping site. The massing would suit to appear like a barn (either traditional stone & slate, or more modern timber & sheet). This will help it to sit in the site context and not stand out.

Here are some examples of how RIBA award winning Architects have taken inspiration from agricultrual context.

‘Agritecture’ inspired dwellings take elements of their design and materials from the utilitarian portal frame barns and sheds found in the countryside, often standing out like these structures do, but less so than the tradititional white rendered farm house.

Timber and stone built dwellings allowed to weather, take cues from their surrounding context but sit in the site more subtly, often looking like they have been there for many years.

It is important to note that these designs don’t aim to replicate agricultural buildings, but take inspiration from them, alongside modern methods of construction and living standards/expectations to provide an interesting design which take into account site context such as sun orientation, views & levels.

### 7. Highways

![A street-level photograph showing existing rural buildings, including a long barn-like structure and a white house, situated behind a wooden fence and vegetation.](https://images.planningportal.im/2020/12/201686.jpg)

![A photograph showing a white two-story detached house with a driveway and parked cars, situated next to a road at dusk.](https://images.planningportal.im/2020/12/201688.jpg)

![A photograph showing a white detached house with a stone boundary wall overlooking the sea, with a car parked on the road in the foreground.](https://images.planningportal.im/2020/12/201690.jpg)

Existing access to top fields Approved access to Aroura Open up existing access and widen to provide straight over access to lower fields View of previously approved access Existing Access to field (1) Proposed use for Laxey direction Existing Access to field (2) Proposed use for Ramsey direction The proposal utilises two existing field gate accesses and improves the situation for field to field access across the Ballaragh Road. It is proposed that;

-Access 1 is used for journeys to and from the Laxey (south) direction
-Access 2 is used for journeys to and from the Ramsey (north) direction.
-Access from fields above Ballaragh road to fields below the road, utilise and existing overgrown access (widened to improve), which will allow direct access accross the highway as opposed to turning farm machinery back on itself as is the current situation.

Both Access 1 and Access 2 provide much improved visibility to that already approved for access to the site under PA14/00809/B & PA15/00590/B, which provided 12m to the south and 36m to the north.

NOTE: See photo sheets for photos showing visibility in each direction.

### 8. Summary

![photograph from page 12](https://images.planningportal.im/2020/12/6898037.png)

To summerise, the application is asking for the erection of a new dwelling in the vacinity of ‘Area 19’ in the 2005 Laxey and Lonan Area plan and that the residential zoning is ‘neatened off’ to provide a garden area to the east of the dwelling in the same manner as PA1700002/B. The principle of this was established under the Approval in Principle application PA20/00894/A.

The application also asks for the demolition of the existing Ballaragh Barns. This does not require planning permission, however the applicant wishes to reuse the materials from the barn in the new build and does not wish to convert the barns, or construct the replacement dwelling barn application at a later date.

If this application is successful, the applicant would be happy for the implementation of this application to supersede the existing live planning approvals for the barns.

This would mean that there would be no increase in number of dwellings in the hamlet of Ballaragh. The existing applications would not be implemented further other than the already implemented access and the location of the new dwelling would better match the pattern of the linear settlement.

## Planning Statement

### Site Adjacent To Ballaragh Barns Ballaragh Road Lonan

Redacted

20 1450

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/23384-lonan-land-north-west-extension-new-build/documents/1029826*