**Document:** Ballaqueston Design Statement **Application:** 19/00111/B — Conversion of barn to provide residential accommodation, alterations and roofing works to dwelling and replacement of existing container with a boat house **Decision:** Permitted **Decision Date:** 2019-04-15 **Parish:** Malew **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/28814-malew-ballaqueston-replacement-conversion/documents/1176316 --- # Ballaqueston Design Statement Planning and Building Control Directorate Department of Environment, Food and Agriculture, Murray House, Mount Havelock, Douglas, IM1 2SF Dear Sir/Madam Planning application for Ballaqueston, Malew Road, Ballasalla, IM9 2AJ I enclose herewith a Certificate of Land Ownership and 4 copies of the following for planning purposes: Application for Planning Approval Design Statement 18025 01 - Location and Site Plan 18025 02A - Ballaqueston House - Existing Plans, Sections 18025 03 - Ballaqueston House - Proposed Plans, Section and Elevations 18025 04 - Ballaqueston Barn - Existing Plans, Sections and Elevations 18025 05A - Ballaqueston Barn - Proposed Plans, Sections and Elevations 18025 06 - Ballaqueston Boathouse - Proposed Plans, Sections and Elevations 3001-DLD-INS-CDS - I{NFO1 Clear Drain Services Layout Drawing IM2665 / B071029 - Structural Report on Barn Application fee: £285 Many regards, Val Lloyd Architecture in Mann DESIGN STATEMENT ASSOCIATED WITH PROPOSED ALTERATIONS TO BALLAQUESTON HOUSE TOGERHER WITH BARN CONVERSION AND CONSTRUCTION OF A BOAT HOUSE ## Ballaqueston house The applicants purchased the property in September last year with a view to refurbishing it to modern standards. Whilst the planned refurbishment primarily involves the modification of internal layouts there are a number of matters that affect the external appearance the details of which are shown on drawing No 03. These works generally comprise the replacement of roof coverings with natural slate, modifications to a number of window openings and replacement of a glass porch with a more traditional porch. ### Barn conversion Whilst the applicants have been unable to find out when the barn was built or when it ceased to be used as a farm storage building, they know through discussions with the vendors that for the past 40 years its only use was as a storage facility for antique furniture connected to the previous owner's business. The size of the barn is insufficient to house the present owner's boat, which was the other possible use for it, and accessing the barn from the road side is dangerous because the doors open out onto the road at church bends opposite Malew Church. The proposal therefore is to give it a new lease of life as ancillary accommodation in order that an elderly family member can use it and have a degree of independent living while still being close to the family. It is not the applicant's intention to alter the footprint of the building, the appearance of the roof or the elevation onto the road; the only visible change being the necessary inclusion of extra windows for natural light whilst making use of existing openings where they prevail. The barn doors which open into the roadside elevation would be bricked up internally - it would be impractical to use this as a door as it is right on the bend. This would ensure that the roadside appearance is not compromised. The DOI have previously wanted to work on the rainwater gulley running down the road immediately outside this door, up to now this hasn't been possible to do as it was theoretically an entrance. If we get planning permission to permanently seal up the opening, they can put a proper drain there. We feel that this is the best use for a fine Manx stone building which would otherwise fall into disrepair and it would enable it to be preserved sympathetically whilst still being of use. This we believe to be fully in keeping with Housing Policy 11 ## Boathouse For the past 30 years there has been a large shipping container situated at the end of the drive furthest from the road. It is intended to replace this eye saw with a building more in keeping with the surroundings to house the owner's boat and access it safely. The bespoke nature of its size is directly related to the size of the boat which is 9.5 m long $x$ 2.5 m high $x 2.6 \mathrm{~m}$ wide. ### Excavated material (Item 12 of the Planning Form) The ground along the North face of the barn needs to be reduced to ensure it sits 150 mm below floor level. The use of a small retaining wall ensures the amount of excavated material is nominal and will be retained on site to infill any hollows/create flower beds ### Drainage proposals (item 14 on the planning form) A drainage survey has been carried out the details of which are attached. Rainwater from the house and the barn is currently dealt with through existing soakaways and no change is proposed here. The boathouse can be connected into the existing nearby soakaway and there is plenty of space available for a new soakaway to be created should that be deemed necessary at building control stage. Foul drainage associated with the main house is currently disposed of by means of a septic tank. The condition of the tank has been checked and found to be satisfactorily working. No change is therefore proposed in this respect. There is already a branch connection available for connecting in the barn- see site pan for current anticipated layouts. ### Summary \& conclusion The proposals are fully deliverable, are in keeping with planning policy, represent an improvement to highway safety be eliminating an unsafe situation without any visual impact to the highway, and with no adverse impact on the surroundings as a whole. --- *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/28814-malew-ballaqueston-replacement-conversion/documents/1176316*