**Document:** Ballavitchel Lodge Replacement Report
**Application:** 07/02358/B — Residential development layout for 12 dwellings with associated roads and sewers
**Decision:** Refused
**Decision Date:** 2008-06-23
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/84418-braddan-fields-534051-534052-dwelling/documents/1518110

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# Ballavitchel Lodge Replacement Report

**Application No.:** ** 14/01336/B **Case Officer :** Miss S E Corlett ###
**Applicant:** ** Ballavitchel Estates Ltd **
**Proposal:** ** Demolition of existing farmhouse and outbuildings and erection of a replacement dwelling with walled garden, tennis courts, new driveway, vehicular access and alterations to remaining outbuildings **
**Site Address:** ** Ballavitchel Lodge Ballavitchel Road Crosby Isle of Man IM4 2DL **
**Recommendation:** To REFUSE the application #### Planning

## Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE NEW DWELLING IS NOT ON THE SITE OF THE EXISTING AND IS MORE THAN 50% LARGER THAN THE BUILDINGS TO BE REPLACED

### The Site

1.1 The site is part of Ballavitchel Farm which lies largely to the west of Ballavitchel Road, a narrow winding road which leads from the A1 TT Course north towards and past Bawshen Farm and towards the summit of Slieau Ruy. The highway becomes a public footpath after Bawshen Farm, a footpath which leads north to Little London and towards Injebreck and also south to re-join the Crosby top road public highway (A23) at the top of Glen Vine Road.

1.2 The existing site accommodates a range of buildings, some of which will be retained, one relocated and others replaced by the proposed new dwelling. Currently the main accommodation is provided in Ballavitchel Farm house (B), a traditional cottage which has a modern lean-to conservatory on the front (described by the architect as of low architectural merit). This building provides 165 sq m of floor area and is 7.5m high. In addition, there is accommodation provided in the building immediately to the east which is a former barn which has been converted into living accommodation (C). This too has a lean-to addition to the front as well as a stone pitched roof porch. This provides 431 sq m of floor area and is 7.2m high. These buildings are to be demolished.

1.3 In addition to the above there are also other buildings on the site. To the west of the farmhouse is a two storey stone outbuilding (A) which is to be re-roofed in slate and retained as living accommodation, to the north of that, behind the farmhouse is a single storey stone mono pitch roofed outbuilding (former cattle shed) (D) which is to be refurbished and could be used to house the geothermal heating equipment. To the east of that, directly behind the farmhouse and converted barn, is a modern, sheeted agricultural building (E) which is to be demolished. To the east of the main group of buildings is a large, modern, sheeted agricultural building (F) which is to be dismantled and moved to another location off-site and to the south of that is another large, modern agricultural sheeted building (G) which is to be retained as is and used for storage.

1.4 Alongside the site and to the west is another property, Ashtree Cottage which is not in the ownership or control of the applicant.

1.5 The buildings sit in a relatively small group, all using one of two accesses from Ballavitchel Road. Ashtree Cottage has a separate access to the south of the more southern

access serving Ballavitchel Farm. There is also a pair of agricultural buildings on the eastern side of Ballavitchel Road opposite the access to the farm. These are not in the ownership or control of the applicant. The group spans an area which is between 70m and 97m north to south.

1.6 Overhead electricity lines cross the site in front of the farmhouse and accommodation alongside.

### The Proposal

2.1 Proposed are the demolition of buildings B, C, E, F, and G and the erection of a new dwelling which will be located 42m further back on the site than the existing house and in fact, 16m further back than the existing buildings, extending the curtilage of the farmhouse by up to 50m to the north. As drawn, the new residential curtilage is around 5m from the rear of the dwelling.

2.2 The proposed dwelling will have a footprint of 33m by 13m which is two storey and single storey elements to the rear and side which provide garaging and a swimming pool and sauna/Jacuzzi suite which has a flat, grassed roof. There is a further two storey element on the western side of the dwelling, accommodating further bedrooms and en-suite facilities. The main block has second floor accommodation in the form of a library, study and meeting room. The dwelling is around 1800 sq m in area including 93 sq m of garaging and including the accommodation on all floors. The applicant has clarified that the overall floor area is 1,641 sq m but has specifically excluded the second floor accommodation as this is attic space and the garage which he considers is an outbuilding. Taking the figure of 1800sqm, the proposed dwelling is 317% larger than the existing. The building is 10m at its tallest. It takes the form of a two storey element which is 32m long and a linked glazed rotunda feature to the west.

2.3 The development will create a tennis court and vegetable garden and pond to receive the grey water from the development all where the existing buildings are located with new planting around this area (rowan, whitebeam and holly). A new access will be created to the east of the existing agricultural building which is to be removed to make way for the tennis court.

2.4 The applicant's vision is to replace accommodation which they consider is in part of poor appearance and condition and replace it with a new dwelling which is specifically designed to provide facilities suited to their needs. They consider that the existing farm house is "of low architectural merit" as confirmed in a recent planning application (see below). The tourist accommodation they consider is "in a dilapidated state" with the rear roof covering removed in recent bad weather, the windows are rotten and the conservatory at the front is not in character with the property. They intend to re-use the slates and stone in the new building.

2.5 They explain that whilst the farm is a traditional operation involving bringing stock down from the surrounding higher land in the winter and housing them in the agricultural buildings on the site, this land is now leased to a tenant farmer (see Planning History) who they say has his own buildings to house the livestock. As such, their agricultural buildings are largely redundant and as such the site and its buildings have fallen into a state of disrepair and the only "real solution" is a regeneration exercise to "significantly improve the area". They confirm that the farmhouse already has permission for replacement (see Planning History) and as such the principle of rebuilding and relocation of the building is not an issue nor is extending the residential curtilage. They are also concerned that the existing buildings are not suitable for use by disabled people with many sets of steps and the installation of ramps would be difficult practically and would not enhance the appearance of the buildings. The applicant's wife has rheumatoid arthritis and they are concerned that in the future their accommodation will not be suitable for her condition. The ceiling heights are low which create

a claustrophobic effect and limits the amount of light coming into the site, resulting in expensive lighting and heating costs for the occupants.

2.6 The applicants would like to build an environmentally friendly dwelling. The orientation will be south-facing (as is the existing) and will use triple glazing which will provide light and retain heat. The external walls will be well insulated and clad with wither blockwork or render. They state that "the House would be approximately in line with Passive Haus theory although it would not be hermetically sealed as natural ventilation would be possible through opening windows." Heating would be from ground and air source heat pumps, no details of which are shown on the drawings (planning approval is required for air source heat systems) and the use of solar slates. They intend to re-use existing stone and concrete - for example the stone from the larger tourist accommodation building will be re-used on the garage block. Whilst it is in a more elevated position, they suggest that the new house will be screened by old trees to the west and east and as the existing houses are screened, the impact of the new house is "null and void". Photographs are provided to illustrate the existing situation. Some of the dwelling will be blended into the bank to the rear. The re-siting further north will allow greater solar gain and the relationship with Ashtree Lodge will be improved as the dwelling will be moved further away. The re-siting will allow the applicants to remain living in the existing accommodation whilst the new house is being built.

2.7 The proposal involves the creation of a lake which will be stocked with fish (coy carp) and will have reeds to oxygenate the water. This will serve as a store for rainwater from the property as part of a sustainable urban drainage system. The water feature will also improve the bio-diversity of the area which does not naturally have many water features. The pond may need to be assisted in its oxygenation until the rushes are fully effective and in this respect a pump feature is proposed which will be powered by photovoltaics and gravity. The tennis court is intended to "improve the amenity of the site".

2.8 The applicant clarifies that the buildings to be removed amount to 1,113.5 sq m and whilst the proposed dwelling is large, the amount of buildings will reduce and the site will be less cluttered. Whilst the development will necessitate the removal of some small sycamore trees to facilitate the creation of the new access, some 35 or more new trees will be planted as part of the proposal. The applicant will introduce bird boxes, bat and owl habitat and the paving system will allow for sustainable drainage using locally sourced recycled glass beddings. The scheme will result in the removal of large areas of concrete which is breaking up.

2.9 They indicate that the development will result in continuous employment for approximately ten men although no further clarification of this is provided, for example, is this during the construction or retained thereafter? The applicant explains that "the Development has been designed with the requirements of the Planning Department in mind that the building should be of significant Architectural merit whilst utilising modern building techniques, materials and technology to live sustainably and also blending in as well as possible into the surrounding countryside." They consider the building to be "unlike anything seen on the Island at present" and they feel it would do much to promote sustainable developments on the Island. No specific reference is made to any Strategic Plan policies.

### Planning Status And Policy

3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as of High Landscape Value and Scenic Significance. As such, there is a presumption against development as set out in the Strategic Plan as follows:

Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be

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*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/84418-braddan-fields-534051-534052-dwelling/documents/1518110*