**Document:** Planning Statement September 2005 **Application:** 05/01896/REM — Reserved matters for conversion of piggery complex to dwelling house **Decision:** Application Withdrawn **Decision Date:** 2006-02-15 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/79258-greeba-ballagarraghyn-mansion-house-conversion-dwelling/documents/1212608 --- # Planning Statement September 2005 ## Proposed Conversion Of Piggery Complex At Ballagarraghyn To Private Dwelling For Mr G G Boot 051896 ### Planning Statement Marshall Cryer Architects September 2005 ## Proposed Conversion Of Piggery Complex At Ballagarraghyn To Private Dwelling For Mr G G Boot This statement has been prepared in support of a planning application for approval for the conversion of the Piggery complex at Ballagarraghyn into a private dwelling. This application follows on from an earlier submission PA 04/407A (Appendix 1) which was granted approval in principle for the conversion of buildings A, B and C to individual dwellings. Building C is the Piggery complex. Photographs of the Piggery (Appendix 2) are included and show the Piggery, which is one of a number of now redundant outbuildings in and around the demesne of Ballagarraghyn Mansion House. In January 2005 Ballagarraghyn too was severely struck by the storm. There was minor damage to the Mansion House and also to the Mill, and the mature trees adjacent to the Piggery were destroyed. Branches from these trees in turn damaging the sties and pens of the Piggery complex. Appendix 3 shows their current condition. Following on from the damage caused by the storm, it seemed sensible to progress the scheme for the conversion of the Piggery as a priority, and it is for this reason that the scheme has been submitted in advance of proposals for the other two buildings, the Mill (building A) and the Barn (building B). Notwithstanding the foregoing, the plans for the Piggery stand in their own right as each building has its own specific identity. With regard to the conditions attached to the approval in principle notice, the following should be noted: 1. This application is for approval in detail and addresses the reserved matters, although an explanation as to the detail design philosophy is included in this statement. 2. This application is for the Piggery (building C) 3. There has been ongoing discussion with the Planning Officer, Mrs Diane Brown, both initially in respect of the approval in principle application and subsequently in the preparation of the design as now submitted. The scheme utilises the footprint of the existing building with the only addition being the provision of a conservatory. This has been reduced in size slightly following discussion with Mrs Brown, and as such we believe it to be in accordance with the provisions of Planning Circular 3/89 “Renovation of buildings in the countryside”. 4. Proposed boundary (residential curtilage) is shown marked in red on the site plan with the new drive provided as the access provision, and while there is a turning space common to both the Piggery and the Barn in the open yard area, additional parking provision has been allocated on the north corner of the building so that vehicles do not dominate the main elevations. 5. The results of a bat survey undertaken by the Manx Bat Group are included (Appendix 4) which show that while there are bats in the area, some of them utilising the Barn, no bats were located in the Piggery complex. 6. It is understood that this was a standard condition included at the requested of the Isle of Man Water Authority. This has now been rescinded. 7. This condition relates more specifically to the Mill building, and the millrace/stream is distant from the Piggery complex. Mr Malcolm Cowin of the DOT Drainage Division has visited the site and there are no specific concerns regarding this proposal. 8. The Mill wheel will be preserved as part of the scheme for the conversion of the Mill, but repair work required following the storm damage will include basic preservation/covering of the wheel to ensure it does not deteriorate further. With regard to the notes attached to the Planning Approval notice, as advised, the DOT land drainage engineer has been consulted, specifically with regard to the proposed access bridge for the new driveway (Appendix 5) and any requirements that the DOT may have will be included in the scheme. The Conservation Officer, Mr S Moore, has also been consulted and, while his involvement would principally be with respect to the refurbishment of the Mill, it has been agreed that a trial panel of stonework (utilising lime mortar) will be built for reference/approval in advance of any work commencing on the Piggery. With regard to the reserved matters, as noted there have been extensive discussions with Mrs Brown of your Department. The design has followed very much the form of the existing complex utilising wherever possible existing windows/door openings and plan layout. The conservatory extension is in the form of a lean-to Victorian type greenhouse and is positioned so as to screen car parking adjacent to the building. The massing utilises traditional forms and the joinery is proposed to be chunky in the industrial/working idiom. Photographs (Appendix 6) of outbuildings at Ballalheaney (Brightlife) show the weight of section envisaged. Access to the property is to be via a new driveway off the existing private drive. This will serve the existing open courtyard area which provides a natural turning space for both the Piggery and the Barn. Landscaping: DAFF has been consulted both before and after the storm. Shelterbelt planting has been agreed (and is awaiting implementation) on the north side of the main A1 road which is the field immediately in front of the Piggery complex. Following building work, additional planting of hardwood trees to replace those lost in the storm will be undertaken in the grounds adjacent to the building. The drawings included in this submission and with which this planning statement should be read are as follows: - 891/3 – S1 – Layout as existing - 891/3 – PA1A – Plans as proposed - 891/3 – PA2A – Elevations as proposed - 891/3 – PA3 – Site plan - 891/3 – PA4A – Location/block plan - 891/3 – PA5A – Proposed access bridge ## Appendices 1. Approval in Principle Notice PA 04/407/A 2. Photographs: Piggery as existing 2004 3. Photographs: Piggery as existing 2005 4. Bat Survey Report, July 2005 5. Copy of our letter to Department of Transport Drainage Divisions dated 29 September 2005 6. Photographs: Joinery detail, Ballalheaney --- *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/79258-greeba-ballagarraghyn-mansion-house-conversion-dwelling/documents/1212608*