**Document:** Design and Planning Statement **Application:** 10/00124/B — Conversion of barn to a dwelling **Decision:** Permitted **Decision Date:** 2010-04-19 **Parish:** Michael **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/35675-kirk-michael-ballagawne-farm-conversion-dwelling/documents/1151985 --- # Design and Planning Statement 1859/09/8.6.1/NG The Secretary of the Planning Committee Department of Local Government and the Environment Murray House Mount Havelock Douglas Isle of Man IM1 2SF 29th January 2010 Dear Sirs Re: Alterations to previously approved conversion of barn to a dwelling. Please find enclosed four copies of our detailed planning application in respect of: Alterations to previously approved conversion of barn to a dwelling at Ballagawne Farm, Kirk Michael. We enclose for your information four copies of each of our drawings numbered: 1859/09/01 - Location Plans 1859/09/06 - Approved ground floor plan 1859/09/07 - Approved first floor plan 1859/09/08 - Approved Elevations 1859/09/10 - Proposed Site Plan 1859/09/15 - 3D Renders 1859/09/20 - Proposed Elevations - 01/04 1859/09/21 - Proposed Elevations - 05/08 1859/09/30 - Typical Sections 1859/09/100 - Proposed ground floor plan 1859/09/101 - Proposed first floor plan Planning Application Form Planning Application Check List Structural Engineers Report ref - B Farrow Design Statement Planning Application fee - £149.00 The applicant confirms that they are available for further consultation during the planning period to clarify any elements as required by the Department. Yours faithfully, Mr A Lloyd-Davies Managing Director For and on behalf of Cornerstone Architects Enc - As set out in the body of the text Cc - Mr A Walker 79 Parliament Street Romsey Isle of Man IM8 1AQ Tel 01624 810810 Fax 01624 810811 mail@cornerstonearchitects.co.uk www.cornerstonearchitects.co.uk 1000124 architects development consultants interior designers project managers planning supervisors Cornerstone Architects is a trading name of Cornerstone Architects Limited Incorporated in the Isle of Man No. 32225 VAT Reg No. 000 9598 89 RECEIVED 04 29 JAN 2010 1000124 Description of work associated with the refurbishment and conversion of the redundant barns to create a new dwelling forming part of the Ballagawne Farm Estate, Kirk Michael. The building is part of a number, which collectively have been known as Ballagawne Farm for almost 200 years and has served as a barn, having a multi-purpose use for storage of machinery, animal fodder, general storage and including in part animal pens. Over the more recent years, changes in the farming industry and fragmentation of the farm stead has meant that the building has been used less and less until becoming redundant some time ago. The building is still of sound construction and in good repair, having been well maintained in the past. It is constructed of local stone in sections reminiscent of dry wall constructed with rough face and in thin sections laid in random courses - see Engineers Report. The roof finish is natural slate, which again is in good repair, laid over a conventional timber roof construction of trusses, purlins and rafters which demonstrate limited decay and wood bearing insect infestation. The building, as a whole, would lend itself to being refurbished and converted into a dwelling which would provide a good family sized house as demonstrated in P/A 08/1946/B. The accommodation would be further enhanced by the construction of a swimming pool building on the South West corner of the existing building and bring back into use an historical farm building which is too valuable to leave to dereliction and subsequent decay. The building is laid out in an 'L' shaped configuration over two storeys, with the immediate surrounding area walled and enclosed. The whole surrounding a courtyard, which could offer, with careful landscaping, an attractive area for the inner facing parts of the proposed dwelling, which are not seen from public vantage points. The proposal would mean very little obvious alteration to the overall appearance of the building on all sides apart from the construction of the swimming pool house which replaces the approved garage block. It is intended to retain all of the existing features of the building e.g. 'A' Frame frames, stonewalls and slate roofing. It is proposed to reinstate the cobbled farm yard where practical. Where possible, the existing doors and windows would be retained and refurbished without altering the basic appearance. Simple glazed screens would be installed indoors and employ openings to enclose the accommodation inside the building, with opening lights for ventilation and double glazing for insulation to the required modern standard. The areas inside the building would be divided into manageable sized rooms, of a domestic scale to incorporate the accommodation expected of a modern good size dwelling. The size of the existing building would remain the same as is currently seen with the proposed swimming pool building being not much higher than a single storey. building. The extension would have a similar appearance in design and materials and have sympathetic detailing found in buildings having an agricultural attachment. Its position will also close off the courtyard and provide a sense of enclosure to the unit. The building is situated within a natural landscape and would not benefit from external landscaping e.g. flower borders, bushes etc. The proposals will therefore not alter, to any great degree, the overall appearance of the area in which the buildings stand. It is sufficiently isolated within the estate area to have no visual or social impact on the small number of dwellings in the surrounding areas. The proposals will incorporate all necessary requirements of wheelchair users to provide proper access into and within the building. In finalising the proposals a detailed appraisal has been carried out on the extant approval P/A 08/01946/B. The drawings approved within that process have been replicated and included for reference within this application: 1859/09/08 - Elevation 1859/09/07 - First Floor Plan 1859/09/06 - Ground Floor Plan The significant revisions include: - Removal of the highly visible external conservatory/garden room and replacement of the alien modern masonry panel wall with a large window. - Removal of the courtyard corner entrance porch and replacement with a glazed lean-to which provides linked access at ground floor level between the two staircases. The extant approval relied heavily on internal corridors which simply can not be achieved in headroom terms. The addition is sensitive, maintains the strong eaves line and is subordinate to the existing structure. - Removal of the garage and utility block to the West and replacement with a single storey extension providing swimming pool accommodation. - Roof glazing added to the West elevation. - The extant approval allows for an increase in floor area of 203.6 m². - The proposal seeks an increase in floor area of 146.7 m². - The proposal maintains the existing 'strong' elevations as viewed from without the site and seeks to personalise the internal courtyard. Consultation has taken place with the Department of Transport, Highways Division who have visited the site. It has been agreed that no drawn proposals form part of this application as the issue has been fully detailed and approved under P/A 07/00308/B. In conjunction with this application, the applicant seeks the change of use of the two existing residential units to tourist accommodation, which will remain in the one ownership, affording an alternative use to the buildings. Cornerstone Architects Ltd 79 Parliament Street Ramsey Isle of Man IM8 1AQ 1859 / 09 29th January 2009 --- *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/35675-kirk-michael-ballagawne-farm-conversion-dwelling/documents/1151985*