**Document:** Ballaquane Farmhouse Design Statement **Application:** 17/00573/B — Alterations and extension to provide additional living accommodation **Decision:** Permitted **Decision Date:** 2017-07-04 **Parish:** Andreas **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/21958-andreas-ballaquane-farm-extension/documents/1323238 --- # Ballaquane Farmhouse Design Statement ## Design Statement ### Ballaquane Farm House ![A photograph showing the exterior of a traditional stone building with a prominent brick chimney stack and white windows against a blue sky.](https://images.planningportal.im/2017/05/184895.jpg) ![A photograph of a rural property featuring two stone buildings, likely barns or agricultural structures, set against a backdrop of fields and trees.](https://images.planningportal.im/2017/05/184896.jpg) ![A photograph showing a two-story stone house with a single-story brick extension attached to the front facade.](https://images.planningportal.im/2017/05/184897.jpg) ![A photograph showing a row of weathered agricultural outbuildings or barns situated in a rural setting with a paved yard in the foreground.](https://images.planningportal.im/2017/05/184898.jpg) ![A photograph showing a small, single-story brick outbuilding or garage situated in a grassy, rural area with trees in the background.](https://images.planningportal.im/2017/05/184899.jpg) ## 1. Ballaquane Farmhouse The existing Ballaquane Farmhouse is situated at the end of a farm lane just outside Andreas village in the north of the Island. It was built in 1890 by J & E Howland. The Farmhouse is a good example of 'Manx Vernacular', a traditional Manx stone farmhouse as described in Planning Circular 3/91. The dwelling is well proportioned with its symmetrical appearance, central doorway, 5 sash windows and chimney stacks a third of the width of the gable. There is a small 'lean to' brick outlet extension to the rear which has a concrete tiled roof. The materials are those local to the area, Manx stone, red brickwork (found in many agricultural buildings in the northern parishes of this age) and slate roof. There are several outbuildings clustered around the main farmhouse. Most of these are of traditional stone construction with duo-pitched roofs clad in sheeting materials, mostly metal corrugated sheeting. However the closest outbuilding is constructed of a less traditional red brickwork with a mono-pitched corrugated sheet roof. ![A photograph showing the front elevation of a two-story stone house with a slate roof and white windows.](https://images.planningportal.im/2017/05/184894.jpg) ## 2. Concept ![A composite planning page showing a hand-drawn site plan of a farmhouse and outbuilding with proposed extensions, alongside an annotated photograph of the outbuilding detailing roof and wall materials.](https://images.planningportal.im/2017/05/184900.jpg) The most important part of our concept was to retain the traditional Manx farmhouse proportions of Ballaquane Farmhouse and not damage these proportions with 'tack on' extensions. The additional accommodation is to form the appearance of an 'outbuilding' detached visually from the main dwelling. This is achieved by linking the additional accommodation via a frameless glass link. By locating the proposal on the footprint of an existing outbuilding, the visual impact of the proposal is again reduced. The only external alterations to the existing dwelling are the removal of the lean to outlet at the rear, which is to be replaced with a new porch of similar form and materiality. The form of the new accommodation is inspired by the Manx stone barn/stores which litter the farm yards of not just this farm, but most farms on the Island. The proposals stone gables with concrete coping and metal roof with no overhang mimic the collection of barns to the north of the site. (Shown left) SOUTH ELEVATION 1:100 NORTH ELEVATION 1:100 EAST ELEVATION 1:100 WEST ELEVATION 1:100 ## 3. Proposal The proposal is for a new Family Room/Dining/ Kitchen to be constructed to the rear of the dwelling in the location of the current mono-pitch roofed red brick outbuilding. This is to be constructed with traditional stone gable ends with concrete coping, these will 'frame' the extension. The central element will be rendered, with openings sympathetic to those which are found in the nearby barns. The roof is to be a metal standing seam system, inspired by the metal cladding of the barns or a more traditional natural slate finish. This is to be connected to the existing dwelling via a frameless glass link to provide a visual separation from the 'Manx vernacular' farmhouse. This is so that the two elements are read separately and do no detract from each other. The existing brick outlet is to be demolished and replaced with a new porch more suited to modern size standards but constructed of reclaimed red brickwork salvaged from the demolished outlet and store building. ![drawing from page 6](https://images.planningportal.im/2017/05/184901.jpg) ![drawing from page 6](https://images.planningportal.im/2017/05/184902.jpg) ![drawing from page 6](https://images.planningportal.im/2017/05/184903.jpg) ![drawing from page 6](https://images.planningportal.im/2017/05/184904.jpg) ### 4. Materials & Precedents ![A photograph of a single-story building with a pitched roof and skylight, featuring vertical cladding on the front and stone walls on the side, surrounded by garden vegetation.](https://images.planningportal.im/2017/05/184905.jpg) ![A photograph showing the gable end of a stone barn or outbuilding with a chimney, situated in a rural grassy area next to another similar structure.](https://images.planningportal.im/2017/05/184906.jpg) ![A photorealistic image or rendering of a small, white, single-story building with a pitched roof and skylight.](https://images.planningportal.im/2017/05/184907.jpg) ![A photograph showing a single-story extension with large glass windows attached to an existing brick building, featuring a gravel patio area.](https://images.planningportal.im/2017/05/184908.jpg) ![A photograph of a stone building, likely a barn conversion, featuring a modern extension with large windows and a pitched roof.](https://images.planningportal.im/2017/05/184909.jpg) ![A photograph showing the exterior of a single-story wooden building, likely a converted barn, featuring a metal roof with a solar panel and large glass windows.](https://images.planningportal.im/2017/05/184910.jpg) 1. 'Book ended' barn form with gables in a differing material. 2. Rendered barn form with standing seam roof & aluminium rainwater goods. 3. Stone gable end. 4. Glass link providing visual separation. 5. Stone gable with concrete coping. 6. Standing seam roof, barn form, aluminium windows & gutters, no overhangs. --- *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/21958-andreas-ballaquane-farm-extension/documents/1323238*