**Document:** Planning Report and Recommendations **Application:** 09/01557/B — Alterations, erection of extensions, creation of stabling with staff accommodation and home office and landscaping **Decision:** Permitted **Decision Date:** 2009-11-13 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63863-malew-ballacomish-extensions-stabling-office-landscaping/documents/1387312 --- # Planning Report and Recommendations **Application No.:** ** 09/01557/B ** **Applicant:** ** Mr Daniel Craddock ** **Proposal:** ** Alterations, erection of extensions, creation of stabling with staff accommodation and home office and landscaping ** **Site Address:** ** - Ballacomish - Ronague Road - Ballabeg - Castletown - Isle Of Man - IM9 4HF ### Considerations **Case Officer:** Miss S E Corlett ** **Photo Taken:** ** 23.09.2009 ** **Site Visit:** ** 23.09.2009 ** **Expected Decision Level:** ** Planning Committee ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose has no traffic management, parking or road safety implications **Consultee:** Arbory Parish Commissioners **Notes:** comment **Consultee:** Manx Electricity Authority **Notes:** see note 1. ### Officer's Report This application is referred to the Planning Committee as the application is the subject of objection from the local authority and is being recommended for approval. Also, the property is a large one within the countryside and is proposed for extension. #### The Site The site represents the curtilage of Ballacomish, a large dwelling situated to the north of Ballabeg, on the western side of the Ronague Road (B42). The dwelling sits roughly in the centre of the site with woodland to the west. The site stretches to the west to a lane leading north from the B42 towards the A27. There are three accesses from the Ronague Road into the site, one to the east of the dwelling, one to the south of this and one to the north. The existing dwelling is a relatively large one which is visible only from the south, from the A28 Ballakeighan Road. The dwelling has a rectangular two storey core with a long single storey annex to the left (west) and planning permission for a similar extension to the right (east). There is also an existing conservatory on the western elevation. The property is vaguely traditional in shape but lacks 5 November 2009 09/01557/B Page 1 of 7 the detailing of a truly traditional quarterland farmhouse of this size, with no substantial gable chimney stacks (instead there is a single chimney part way along the ridge), concrete roof tiles and shutters around each of the windows. At the rear there is a number of extensions and annexes and another single storey conservatory. To the rear of the house are outbuildings and a tennis court surrounded by a high evergreen hedge. This screens any view of the dwelling, buildings or tennis court from the access to the north of the house, through the existing gateway. Access to the dwelling is from the south, via a long driveway which runs at right angles to the Ronague Road until below the dwelling, then parallel to the road up to the house. ## Planning Status And Policy The site is identified on the Isle of Man Planning Scheme (Development Plan) Order 1982 as within an area of High Landscape Value and Scenic or Coastal Significance. On the recently published draft Southern Area Plan the site is identified as one of sixteen HiP sites (Housing in Parkland) referring to the provision in the Isle of Man Planning Scheme (Development Plan) Order 1982 for Low Density Housing in Parkland. The plan describes such areas at paragraph 3.7 of the draft Written Statement and states: "There is a need for the Area Plan to plan for the provision of a full range of housing types and tenures... within this sector there is a growing demand for larger houses, often in a countryside location to reflect the increasing standard of living in recent years and the needs of some people moving to the Island ...The Department has therefore recently carried out a survey on the existing land use category 'Low Density Housing in Parkland' and examined the existing policy framework. The Department judges that the designation of well chosen dwellings and their extensive landscaped grounds in a category 'Houses in Parkland' has the potential to satisfy some of the demand for larger houses in the countryside by increasing the scope for more extensive extension or alteration of such properties. It would also allow for extensions to be proposed at a size greater than would be permitted under current policy". The Written Statement goes on to include a Policy which states: "Development within sites which are identified as Housing in Parkland will only be permitted where the character of the property and the site is preserved or enhanced. Such properties must be substantial and any proposals designed and finished to the highest quality and sit comfortably and naturally within their own landscaped grounds. Existing trees within such sites should generally be retained unless their amenity value is not considered to be positive (the advice of the Department of Agriculture, Fisheries and Forestry will be obtained in this respect) and any trees to be lost must be replaced by new trees of a type and species and in a location approved by the Department of Agriculture, Fisheries and Forestry. Development proposals must also acknowledge the policies within the Strategic Plan - Environment Policies 1 and 2 - which seek to protect the Island's countryside for its own sake and the impact of any alterations or extensions to existing large houses in the countryside will also be considered in respect of the visual impact they have on their surrounding landscape." (Housing Policy 2) "Development proposals within site which are identified as Housing in Parkland which include extensions of a significant nature or replacement dwellings must include a landscaping master plan for the entire site." (Housing Policy 3) "Development proposals within sites which are identified as Housing in Parkland which include extensions of a significant nature or replacement dwellings must include a design statement which demonstrates how the environmental impacts of such are to be offset on site. In addition, the Department will require a contribution to the Sustainability Offset Fund to offset the wider sustainability impacts of the development". (Housing Policy 4) Housing Recommendation 1: Government will investigate and work towards setting up a Sustainability Offset Fund which is intended to mitigate the impacts of substantial development within Housing in Parkland sites. If and when this becomes operations, the Department will require a contribution to this fund by applicants in particular circumstances". There is no provision within the Strategic Plan for the development and extension or alteration of large houses in their own grounds. In the absence of such a policy or policies, the provisions of Housing Policy 15 and 16 are applicable which state respectively: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than of the existing building in terms of floor space (measured externally)" and "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public". ## Planning History The site has been the subject of a number of applications: The tennis court was approved under PA 85/0368 and further extensions to the dwelling to provide a swimming pool, billiard room and conservatory under PA 87/1666. Further alterations and extensions were permitted under PA 07/0907. An indoor, covered manege was permitted under 08/1966 on the site of the tennis court. PA 08/02290 proposed the retention and re-modelling of the main core of the building and the single storey western annex, building to the front of the swimming pool with a lobby and games room coming forward of the existing frontage by 3 m , building at the rear of the main core to provide plant room, utility room and drying room and to the east is a kitchen, drawing room and dining room, extending out by 13.5 m . On the first floor an extension was proposed to provide an en-suite bathroom on the sixth bedroom on the front elevation and a larger extension over the new western wing to provide two bedrooms with en-suite facilities. Also proposed was a small extension at the rear which straightened out the rear main core - the existing rear elevation steps in and out. The second floor accommodation was not to change in shape although roofspace would be available to the east, accessible from the second floor existing accommodation, above the new side extension. The proposed accommodation represented around an additional 359 sq. m of floor space on the ground floor and a further 178 sq m on the first floor, compared with 474 sq. m and 198 sq. m respectively and 20 sq. m less floor area in the attic - a total of 517 sq m of floor space added to 728 sq m - an increase of of the existing floor area. The application also introduced new detailing throughout the dwelling - curved parapet walling, dentilled cornices, detailed heads over the windows, new glazing, removal of the round headed windows in the swimming pool annex, introduction of two projecting annexes on the front elevation with significant amounts of glazing and substantial chimneys. There is planning permission for an extension which provides 375 sq m of accommodation in a single storey form, mirroring that existing on the western side, extending the dwelling 23.5 m in this direction. ### The Proposal Proposed now is a modification of the existing dwelling, demolition of the outbuildings, removal of the tennis court, blocking up of the central entrance from Ronague Road, introduction of landscaping, erection of garaging, stabling and an indoor equestrian facility and modification of the driveway to the dwelling. The proposal will result in the removal of approximately eleven trees - Ash, conifers, hawthorn and the planting of significantly more along the eastern boundary with the Ronague Road, to the west of the dwelling and to the north of the new indoor facility. All existing conifer hedging within the site is to be removed. The dwelling is to be substantially remodelled: the existing principal building is 16.5 m with a single storey hipped roofed extension to the west of a further 21 m . Planning permission is in place for a further extension to the east of an additional 23.5 m . Proposed is the enlargement of the two storey element of the dwelling from 16.5 m to 36.5 m but reducing the overall length of the building from 61 m as approved under PA 07/0907) to 51 m . The building is also 7 m shorter than the most recently approved scheme of extension (PA 08/2290). The scheme significantly changes the character and appearance of the dwelling from a rather bland and poorly detailed dwelling to one with a more interesting, stepped front elevation, classical detailing such as the vert-de-gris (or Verdigris) coloured domes above the first floor bow annexes, metal balustrading to balconies, quoins, heritage styled rainwater goods, small, flat roofed dormers, four tall square chimneys, dentilled cornicing, stone pillars and mouldings around the portico and front annex and a slated roof. Also proposed is the erection of a new stable block in a courtyard shape, with garaging at the southern end and staff accommodation above one of the garages and offices above the other and an indoor equestrian facility to the west, immediately alongside the stabling. The indoor facility and the stabling is both lower than the dwelling. The indoor facility will have a floor area of 22 m by 42 m and the stabling will cover an area of 44 m by 32 m including the garaging. ## Representations MEA make representations concerning existing electricity supplies, which is a matter for the on-site contractor and not something to be referred to in the planning decision notice. Department of Transport Highways and Traffic Division do not oppose the application Arbory Parish Commissioners object to the application on the basis that it would be out of keeping with the area in terms of scale and finish and "makes no attempt to reflect the vernacular architecture of the Manx countryside" and would contradict attempts to control much more minor developments elsewhere ### Assessment The site is within an area which is designated as of an Area of High Landscape or Coastal Value and Scenic Significance on the prevailing adopted Area Plan (the Isle of Man Planning Scheme (Development Plan) Order 1982) but it should be acknowledged that the site is identified on the newly published draft Area Plan for the South as a site with a large house in its own grounds and a site which complies with the provisions of the original Planning Circular 8/89, and that this is an acknowledgement of the existing situation. The Strategic Plan provides advice where there is a conflict between the Strategic Plan and Area Plans and states "In the case of any inconsistency between the provisions of the Strategic Plan and the provisions of an Area Plan, whichever came into force later will prevail". In this case, the draft Area Plan has been issued more recently than the Strategic Plan which was adopted in 2007, but the Area Plan is in draft form only and has yet to be adopted. As such, only limited weight can be attached at this time to the draft Plan. It is relevant however, that there is provision in planning legislation for the identification of large houses in their own grounds under the provisions of the Isle of Man Planning Scheme (Development Plan) Order 1982 and Planning Circular 8/89 and that the Strategic Plan does not rescind this, it merely omits to refer to it. If the provisions of the draft Area Plan were the only material consideration, the proposal would comply with this, the site representing over 7 acres, with the new proposals enhancing the appearance of the dwelling, and provisions being made for the enhancement of the landscaping of the site. There is yet to be established a Sustainability Offset Fund or any qualification of which developments would be liable for contribution to such a fund and as such this development would not relate to this provision of the draft Area Plan. The Strategic Plan policies which are relevant to the consideration of this application are Housing Policies 15 and 16 - see above. These seek to control the size and impact of existing dwellings in the countryside. As has been stated previously, the existing house has little to commend it either as a dwelling in its own right or one situation in the countryside and which is visible, albeit from some distance. The extensions approved under PA 07/0907 retain and extend the existing character of the building, those approved under PA 08/2290 change the character of the building and make more compact the dwelling, albeit with a larger section of two storey building. This latest application changes the character again and the applicant has had reference to the book on local architecture - "Historic Homes on the Isle of Man" by John Kitto and has included symmetrically arranged windows, double height circular bay windows, a central portico feature and the use of stone, slate and render. These features have been included in a dwelling which is not a replication of any other dwelling, but combine to create a dwelling with its own character and sense of place. In terms of floor area, the following is relevant: The above illustrates that the proposal does not increase the floor area any further than the most recently approved scheme and represents a 65% increase in the footprint of the existing dwelling. The ground floor footprint is smaller than both the most recently approved application and that approved in 2007. The proposed dwelling will be 0.5m higher than that permitted under PA 08/2290 and 0.8m higher than the existing dwelling. It is suggested therefore that in terms of its size, the proposal is acceptable in the context of Housing Policies 15 and 16. The property will not be any more visible than the existing; whilst the two storey element is greater than the existing, its form is improved and the use of natural slate and stone (not Manx stone) will help soften its impact in the wider landscape. Additional landscaping is proposed and existing unfortunate landscape features such as the conifer hedging are to be removed. The stabling is not dissimilar in size and shape to what is currently on site, but is located further to the east but still behind the dwelling. The indoor facility is a larger building than those currently on site but lower than the dwelling as shown in the elevations of the dwelling. As such, whilst the building is sizeable, it will not have any visual impact and as such complies with the provisions of Environment Policies 20 and 21 which advise that equestrian related buildings will only be permitted where there is no loss of higher grade agricultural land, where the highway network can satisfactorily accommodate such development and where there would be no adverse impact on the character and appearance of the countryside. The garaging proposed appears as part of the stabling complex and again is behind the dwelling and will not be seen. The accommodation provided above the garaging - the office space and accommodation which is intended for staff associated with the stabling and dwelling, is modest in relation to the other buildings on the site and again will not be visible. Neither could this accommodation be reasonably used other than in association with the occupation of the dwelling - they share the same access, are very close and the living accommodation is physically adjacent to the stabling and indoor arena and also close to the house. [Table omitted in markdown export] Whilst the staff accommodation represents an additional dwelling in the countryside this is a large dwelling in its own grounds where staff accommodation may sometimes be found (Billown, Balladoole etc) and there is no adverse impact on highways, character or appearance of the landscape. ## Party Status The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. The Manx Electricity Authority raise issues regarding working practices around existing supplies, which are not material planning considerations and as such the MEA should not be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 05.11.2009 ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
0 : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This permission relates to the alterations and extensions, the erection of an indoor manege, stabling, garaging and landscaping all as shown in drawings 001. -002,-100,-101,-300,-301,915 P 100, -101,-102,-300,-301,302 and 01 all received on 22nd September, 2009. C 3. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. C 4. The accommodation above the new garaging may be used only for persons associated with the equestrian facilities and/or the dwelling and many not be occupied separate therefrom. C 5. The equestrian facilities may be used only as private facilities in association with the occupation of Ballacomish House as defined in the approved plans. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 **Decision Made :** ................................. **Committee Meeting Date :** ................................. **Signed :** ................................................. **Presenting Officer** Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate **YES/NO** 5 November 2009 09/01557/B Page 7 of 7 --- *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/63863-malew-ballacomish-extensions-stabling-office-landscaping/documents/1387312*