**Document:** APL Plannig Statement **Application:** 23/01067/A — Approval in principle for the erection of 2 dwellings with associated access and siting and all other matters reserved **Decision:** Refused **Decision Date:** 2024-03-13 **Parish:** Malew **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/56561-malew-secret-garden-nurseries-ballacharry-dwelling-outline/documents/1104956 --- # APL Plannig Statement ## Planning Statement ### Mr & Mrs Witchell, The Secret Garden Nurseries, Ballacharry Road, St. Marks, Ballasalla Liam Keary #### Contents ![map or plan from page 2](https://images.planningportal.im/2023/56561/documents/text/248959-img-p2-0.jpg) Area.................................................................................................................................................................2 Site..................................................................................................................................................................3 Previous Planning approval......................................................................................................................................4 Existing site block plan ..........................................................................................................................................5 Context.............................................................................................................................................................6 Design objectives .................................................................................................................................................7 Design concept....................................................................................................................................................8 ##### Area ![An aerial satellite map view highlighting a specific plot of land in a rural agricultural area with a red circle labeled 'SITE'.](https://images.planningportal.im/2023/09/6916578.jpg) The proposal is located on the site of ‘The Secret Garden Nurseries’ now a closed garden centre to the West of Ballasalla in the South of the island. The site is situated alongside Ballacharry Road to the East side of the road. The topography of the area is relatively flat, rolling agricultural landscape, with South Barrule to the Northwest and Ballasalla village to the South. The area is mainly known for its proximity to the A3 Ballmodha and Silverdale Glen to the Southwest. Land usage in the vicinity of the site is predominantly agricultural with a cluster of nearby residential properties to the South. The architecture of the area is generally ‘Manx Vernacular’ farmsteads/homes and agricultural buildings using traditional Manx construction methods or more modern Timber & steel construction. The newer properties to the South are of a more contemporary design & construction using modern materials and methods. The landscape is dotted with local farmsteads and the fields broken up with the use of sod embankments at irregular intervals. ##### Site ![An aerial site location map showing a rural plot of land outlined in red with the label 'SITE' situated next to Ballacry Road.](https://images.planningportal.im/2023/09/6916579.jpg) -  Total approximate site area 10,187sqm -  Total approximate area covered by structures. 550.24sqm -  Approximate area of existing Polytunnels 466.94sqm -  Approximate area of existing structures 83.3sqm -  Approximate area of hardstanding/gravel 474.67sqm -  Proposed structures footprint approx 277sqm The site was a purchased to establish a family run Market garden nursery. After many years of business it became apparent that the site was no longer viable in its current location. This was due to its remote location and a lack of passing trade. The site isn’t viable as farmland due to the soil composition and the owner didn’t want the site to be used for other commercial/industrial means. After the purchase of a new site for the business The Secret Garden was retained in its current form for recreation and quiet observation of local wildlife of which the owners have a keen interest. Many of the old Garden centre structures are falling into disrepair. This includes Greenhouses, Polytunnels, Potting sheds, customer shopping area and smaller sheds. The property boundary fencing has also been inadvertently damaged by local cattle movements on multiple occasions leading to ongoing repairs to make safe. A portion of the site is covered by a Gravel hardstanding to allow for deliveries and customer parking adjacent to the Western entrance. Approximately half of the proposed site on the Eastern side has become overgrown due to lack of use. The site is surrounded by agricultural fields, with Ballanank Farm to the South being the closest dwelling. This property contains one large structure with numerous other smaller structure present on the property. Further South on Phildraw Road there is a variety of dwellings ranging greatly in scale, construction type and vernacular. Previous Planning approval The site has multiple previous planning proposal relating to the Garden nursery business that have all been permitted. Planning Applications: 12/00554/B Application Received: 11/04/2012 - Application Validated: 18/04/2012 Proposal: Erection of a wooden potting shed and tool store and two netting tunnels Address: The Secret Garden Nurseries Ballacharry Road St Marks Ballasalla Isle Of Man IM9 3AU Planning Applications: 98/01292/B Application Received: 15/10/1998 Application Validated: 15/10/1998 Proposal: Erection of two polytunnels, field 1932, Ballacharry Road, off Phildraw Road, Malew Address: field 1932, Ballacharry Road, off Phildraw Road, Malew Planning Applications: 95/01340/B Application Received: 19/12/1995 - Application Validated: 19/12/1995 Proposal: Erection of a small shed and creation of a gravel hardstanding, nursery at field 1932, Ballacharry Road, off Phildraw Road, Ballasalla, Malew. Address: field 1932, Ballacharry Road, off Phildraw Road, Ballasalla, Malew. Planning Applications: 94/01122/B Application Received: 09/11/1994 Application Validated: 09/11/1994 Proposal: Erection of horticultural greenhouse, Field No. 1932, Ballacharry Road, off Phildraw Road, Malew. Address: field No. 1932, Ballacharry Road, off Phildraw Road, Malew. Planning Applications: 93/01104/B Application Received: 19/11/1993 Application Validated: 19/11/1993 Proposal: Erection of 3 polytunnels, Field No. 1932, Ballacharry Road, off Phildraw Road, Malew. Address: field No. 1932, Ballacharry Road, off Phildraw Road, Malew. ##### Existing site block plan ![A site plan illustrating land use and vegetation types with a legend, showing existing structures, a pond, and field boundaries.](https://images.planningportal.im/2023/09/6916580.png) ##### Context ![A photograph of a rural site featuring a stone house and a white building, likely farm structures, viewed from a roadside hedge.](https://images.planningportal.im/2023/09/6916581.jpg) The local area mainly contains farmhouse and their ancillary structures. Further south following Phildraw road, the structures are predominantly dwellings varying greatly in scale and vernacular. Ballanank Farm A well-presented and maintained two storey farmstead property which appears to have been converted into one larger structure. The dwelling itself maintains its image by utilising both stone and render on the external leaf. Design objectives | | |---| | | |---| | | |---| | | |---| -  Two detached dwellings of differing scale to encompass multigenerational inclusive living on one site they have owned for 30 years. -  Sensitive modest vernacular to the dwellings & farms in the local area. -  Proposed dwellings to be 1.5 storey to minimise impact on the surrounding views of the agricultural land and hills. -  Proposed dwellings to utilise pre-fabricated of-site construction methods with a high level of air tightness and sustainable materials where practicable. -  Proposed dwellings to utilise sustainable energy sources e.g. solar and/or wind, power storage, Ground source heating and high efficiency systems to reduce carbon footprint and ongoing running costs. -  Create a wooded area with approved native trees to promote local wildlife. -  Creation of wildlife corridor around perimeter of the site to join into existing adjacent local corridors. -  Reduce overall footprint of structures on the site. -  Utilise existing hard standing on the site to minimise impact of vehicles and statutory services. ![A modern, single-story wooden building with a pitched metal roof is shown in a rural setting with a gravel driveway and stone wall.](https://images.planningportal.im/2023/09/6916585.jpg) ##### Design concept ![A photograph of a modern, timber-clad building with a dark pitched roof and skylights, situated on a construction site with bare earth and trees in the background.](https://images.planningportal.im/2023/09/6916587.jpg) ![A site plan illustrating land use categories such as grassed and wooded areas, alongside existing farm buildings and proposed dwelling footprints within a red boundary line.](https://images.planningportal.im/2023/09/6916588.png) The two proposed dwellings are to be constructed on the western half of the site. The smaller dwelling “Farmhouse” will be constructed on the potting sheds current location and the larger family home “Barns” in close proximity to the South West. Both proposed dwellings will utilise prefabricated methods of construction with similar proportions. The external envelope will be the defining feature of each dwelling, each will utilise orientation and uninterrupted roof lines by installing a Solar panel array on their respective South facing sides. The overall footprint of the two proposed dwellings will be a reduction on the existing site. Views from the public highway will be obscured by plant life and from a distance resemble the aesthetics of a farmhouse and barn. The smaller “Farmhouse” will make use of a fairfaced stone effect on the external elevations and slated roof with solar panels on the South facing. The “Barns” will be clad in a suitable species of timber to act as a rain screen with a standing seam roof or similar alternative with solar panels on the South facing. Figure 1 LH102, HebHomes Both structures are to be constructed to a very high standard concentrating on their efficiency and sustainability. Part of the project involves planting approx. 500 trees on the site, this is to encourage wildlife for its own sake and to help offset the carbon footprint of the proposed dwellings Figure 2 TH302, HebHomes ##### Appendices ![map or plan from page 10](https://images.planningportal.im/2023/09/6916589.jpg) ![map or plan from page 10](https://images.planningportal.im/2023/09/6916590.jpg) Entrance from Ballacharry Road Existing customer parking ###### Entrance to gated customer area Cement brick Greenhouse ![photograph from page 11](https://images.planningportal.im/2023/09/6916591.jpg) ![photograph from page 11](https://images.planningportal.im/2023/09/6916592.jpg) --- *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/56561-malew-secret-garden-nurseries-ballacharry-dwelling-outline/documents/1104956*