**Document:** APL Planning Statement
**Application:** 24/00730/CON — Registered Building Consent for refurbishment and extension of farm buildings to create a centre for Manx speaking/studies RB 209 (in association with PA 24/00692/GB)
**Decision:**
**Decision Date:**
**Parish:** Malew
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/32601-malew-mullinaragher-extension/documents/1065740

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# APL Planning Statement

PLANNING STATEMENT IN ASSOCIATION WITH THE PLANNING APPLICATION BY CAARJYN NY GAELGEY, SEEKING THE PROPOSED REFURBISHMENT OF AND EXTENSION TO MULLINARAGHER FARM, MULLINARAGHER ROAD, ST MARKS, MALEW.

Site History The age of the farm buildings is not known but the cottage, the Mill (noted as a corn mill) and the upper part of the two storey barn building appear upon the 1864 mapping series (attached). The Farm group appears on the Isle of Man imuseum where there is a good deal of social information in relation to noted farm and community activities with interesting records applicable to the operation of the farm and the people involved in its running. There are also some photographs on the file from 1998 for comparison to the recent application photographs.

Registered buildings This group of buildings, the cottage (including its outbuildings situated to the west of the cottage) the mill building and the two storey barn building were registered December of 2002. The registration was requested by the previous owner Miss Jane Rogers.

![map or plan from page 1](https://images.planningportal.im/2024/06/7048661.png)

Recent site history/Planning history. Relevant planning applications include: 06/00468/CON rebuilding of lean to outbuilding to form bathroom extension (amendment to approved 04/ 00094/CON and in association with 06/00467/GB.

Pre application input. Following compilation of an earlier draft compilation, we received some helpful pre application advice from Mr Jason Singleton and Mr Ross Brazier on some previous draft drawings. The advice was that the extensions to the rear should be reduced in footprint and in ridge height also. The draft floor rear extension footprint was reduced from 145sq m down to 132sq m with both extended ridges being lowered by approximately 400 and 500mm respectively.

Proposals. We have been dealing with the charity Caarjyn ny Gaeljyn (registeted manx charity no. 450) and the trustees of the Mullinaragher estate, following the passing of our previous client Miss Jane Rogers. We were involved previously with Miss Rodgers in the compilation of two planning applications namely, PA 20/01088/B conversion of redundant barn into a residential dwelling (refused), and PA 20/01548/B conversion and extension of redundant barn and tractor shed to a residential dwelling (approved). The barn and tractor shed was part of the land and buildings within the ownership of Miss Rodgers but did not form part of the registered building group. It is still contained within the land ownership, now governed by the Trustees.

With regards to the wishes of Miss Rogers it was her hope that the Cottage, the barn and the old corn mill may be kept together as a collective unit and utilised for the benefit of the manx people, with the principle idea centred upon the provision of a place for the promotion of manx heritage including the progression and education of manx speaking on the island.

The hope is that these buildings could be refurbished, restored and extended with a view to providing a centre for manx speaking and also for the creation of a lecture theatre. The outline idea would be to refurbish the existing cottage (where Jane resided previously) allowing it to be full time accommodation for the manager of this centre. The barn used as a registration, meeting hub with education classes for existing manx speakers wishing to develop further, for newcomers who wish to learn manx speaking and the mill building as separate accommodation for

attendees from both on and off island. Additionally the centre could be utilised for school education and even as other conference, lecture facility for appropriate manx cultural development and education.

As the buildings are a registered group it would be of benefit generally to keep this collection of farm buildings together and the proposed use would seem ideal for these buildings, with appropriate refurbishment and extension suited for such, allowing the restoration and retention of the original farm group.

Viewed from the roadside the buildings would be restored to reflect exactly the original agricultural usage, with the new extensions to the rear being more modern and distinguishing themselves from the original elements. Materials utilised for the extensions would be in dark natural timber for walls and a grey/black agricultural profiled corrugated material to the roof. These materials are used extensively around the island, usually in their pure agricultural form but more recently as contemporary materials reflecting agricultural uses but also in contemporary residential design. This element is concealed entirely behind the traditional barn elevation not visible from the roadside.

Proposed Design. The buildings themselves remain in good order and the hope would be to restore the original barn and Mill buildings, by repairing/replacing the roof structures to the same shape with the correct reclaimed natural slate roof coverings. The original stone buildings would fully retained, receive new concrete floors to the ground floors with new treated timber first floors throughout. The walls would be lined internally, insulated, wired and plumbed. Windows and doors would be in timber painted red to replicate the windows and doors as they exist currently. The restoration of the existing stone buildings would be complimented by the addition to the rear (south) of new lecture, teaching, meeting areas designed to be open and in a contemporary style with glazing to provide open light spaces and externally in more modern agricultural modern style. The new two storey elements reflect the shape of the main stone two storey parts of the original buildings linked with a single storey flat roofed area.

External Finish Materials. Existing Barn & Mill stone structures. The existing manx stone walls are in good condition, vertical and plumb, well pointed with some walls still lime washed to the upper part of the two storey barn and the entire Mill building. It is anticipated that some new pointing will take place and would be carried out using the correct lime pointing.

The existing timber windows and doors would be replaced with new treated timber window and door units to match the existing to maintain and restore the roadside elevation to the traditional appearances. All of the existing apertures to both the Mill and barn buildings have been maintained as part of this restoration with no need for the formation of any new apertures, with the exception of two new internal door openings to the rear barn wall to access the proposed extension. Wall material images:

![A close-up photograph showing dark vertical timber cladding on a building exterior with a central vented section and gravel ground.](https://images.planningportal.im/2024/06/7048662.jpg)

![A close-up photograph of a building facade featuring dark grey vertical timber cladding and a narrow vertical window slit.](https://images.planningportal.im/2024/06/7048663.jpg)

![A close-up photograph showing the dark vertical timber cladding and window detail of a building exterior.](https://images.planningportal.im/2024/06/7048664.jpg)

![A close-up photograph showing vertical wooden slats or cladding with gaps revealing greenery behind.](https://images.planningportal.im/2024/06/7048665.jpg)

## Roof Material Images:

![photograph from page 5](https://images.planningportal.im/2024/06/7048666.jpg)

![photograph from page 5](https://images.planningportal.im/2024/06/7048667.jpg)

Current situation. The previously approved planning application 04/00094/GB with follow on application 06/00467/GB and 06/00468/CON was commenced around 2007 where the extension foundations and floor slabs were cast with the external cavity walls taken up to wall plate level. These existing structures would be removed if this application proves acceptable. The roof structures would be removed hopefully with the retention of the timber A frames to receive a new roof covering in natural slate, reclaimed if possible. The cottage up until recently was the home of Miss Rodgers and aside from some redecoration, will be returned to a usable dwelling associated with the management of the centre.

![A close-up photograph of a modern building exterior featuring dark vertical cladding, a corrugated metal roof, and an illuminated wall sconce.](https://images.planningportal.im/2024/06/7048669.jpg)

Visibility Splays There are currently two access/egress points associated with the Mullinaragher farm buildings. One close to the cottage building which gives direct access to the Mullinaragher road directly from the yard and the other an existing driveway also accessed off the road, north east of the farm buildings. This access follows alongside the river and in past the mill building into the courtyard. Both points have good visibility being on the outside of the road bend.

In relation to vehicle speeds, the Mullinaragher road itself is narrow, bumpy and transitions from downhill to up hill adjacent to the farm building group, with these factors naturally discouraging vehicle speed.

The access width would be increased without the need to physically alter or remove any existing trees or fixed structures. This increased surface width would allow for a vehicle exiting as well as a vehicle entering off the lane without congestion of the lane itself. Additionally a 4.0m wide permeable cobble access would be included from the existing access with the provision of a passing place also as vehicles drive up to the parking and turning courtyard area.

![A detailed technical site plan showing vehicle access points, visibility splays with car icons, and contour lines annotated with sightline requirements.](https://images.planningportal.im/2024/06/7048670.png)

## 1. Introduction

![Technical drawing showing a detailed site layout for a new access point, including vehicle passing places and vegetation clearance requirements at a 1:100 scale.](https://images.planningportal.im/2024/06/237849.jpg)

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**Source**: https://www.industrydocuments.ucsf.edu/docs/ftjw0233

Car parking. The principle idea is to utilise the buildings as a manx speaking centre with students staying over in the accommodation available. The car parking requirements have been looked into as follows: kitchens would be staffed with possibly two people requiring two car parking spaces. The resident of the cottage dwelling would be the manager and two car parking spaces are allocated to this. The manager would also be the building manager attending reception during conferences and lectures so no further requirements for parking is associated with this element. The visitors attending upon the manx speaking course would generally car share as it is assumed that the students in the rooms with double beds would be couples and with three available in the main barn building and one in the mill building this would amount to four cars with another one associated with the bunking arrangement.

This requirement equates to nine vehicles during a manx speaking immersive course.

When the building is to be utilised for other lectures/conferences there would be a total of 17 spaces available to visitors. Assuming 2 people per car that would be up to 34 people.

Although we do not meet the requirements for 1 car space for every 15 sq m (370 sqm of the internal floorspace currently proposed requiring 25 spaces) there is a relaxation possible for any development which would secure the re-use of a registered building or a building of architectural or historic interest which within the IOM Strategic Plan Appendix 7 for Parking standards. If more car parking hardstanding area was required, there becomes a danger of the over urbanisation of a countryside environment.

## Bat report Executed by Manx Bat Group and attached as part of the application documentation.

![Architectural site plan showing proposed building extension, parking layout, and existing site features.](https://images.planningportal.im/2024/06/7048671.png)

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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/32601-malew-mullinaragher-extension/documents/1065740*