**Document:** Structural Report PW Associates **Application:** 21/01201/B — Conversion and extension of outbuilding to provide ancillary living accommodation **Decision:** Application Withdrawn **Decision Date:** 2022-04-12 **Parish:** Michael **Document Type:** report / structural_report **Source:** https://planningportal.im/a/8182-ballaugh-ballacoraige-house-conversion-extension/documents/1579753 --- # Structural Report PW Associates ## Structural Report PW Associates ### Conversion of Out Building To Ancillary Accommodation At 2101201 Ballacoraigue House, Cronk Road, Ballaugh Isle of Man, IM7 5AT For Mr Alan Long By PW Associates Ltd, Structural engineers Turnberry Court, Main Road, Colne, Lancs Conversion of Out Building To Ancillary Accommodation At 2101201 Ballacoraigue House, Cronk Road, Ballaugh Isle of Man, IM7 5AT For Mr Alan Long By PW Associates Ltd, Structural engineers Turnberry Court, Main Road, Colne, Lancs Structural Report 791460BF/JRT ### Contents PW Associates 1.0 Introduction 2.0 Observations 3.0 Discussion 4.0 Conclusion ## 1.0 Introduction PW Associates PW Associates were commissioned by Dave Luton Design to inspect and report on the suitability of the out building being converted into living accommodation. A set of drawings were provided of the existing barns, together with a sketch scheme of the proposal. It is intended that this report will accompany a planning application in support of the conversion. Our structural engineer Mr Brian Fairburn inspected the property on Friday 3rd September 2021 at 3pm. The weather on the day of the inspection was dry but overcast. The following report deals specifically with the structural issues with the out building. ### 2.0 Observations PW Associates The property proposes for the conversion of the out building to ancillary accommodation. The building is situated at Ballacoraigue House, which is accessed off Cronk Road, approx three quarters of a mile north west from Ballaugh Village. The building is approx 100 years old. The topography of the site is virtually level, with the land to the south west dropping to the woodland area. The building is stone built, lime mortar pointed. The roof are pitched, clad in slate The roof structures are timber trusses, purlins and rafters. The following observations were made regarding the structure of the stone building. 3.1 The walls are generally in good condition, with very little lateral movement or signs of movement, and therefore fairly plumb. The wall to the north east elevation however showed a little movement at high level, probably no more than 65mm out of plumb to ground level, and not a concern. 3.2 Floor: Concrete throughout. 3.3 Roof: Clad in natural slate, and in very good condition. There were rainwater goods evident, but no sign of the soak away. It is my opinion that the roof has been replaced, and from observations, I would say around 25 years ago. 3.4 Doors and windows: generally timber, and in reasonable condition. Structural Report 79160/BF/JRT. 4.0 Conclusion PW Associates In our opinion the building is suitable for conversion and refurbishment into living accommodation. The structure of the stone barns is generally in sound condition The walls are generally plumb. A support bar (25mm dia) and plates should be installed at mid point of the longest wall (see plan) and at least 2.2 metres above finished floor level. The internal lintels will need further investigation during the works to ensure they are in good condition, and the large timber beams over the old access doors (north west elevation) should be replaced with 3 number 203x133x33 UB's, suitably bolted together to form one lintel, with an end bearing onto concrete pad-stones, of at least 150mm. Finally, the original concrete floors can be a good base for a damp proof membrane, insulation and concrete screed. Structural Report 79160/BF/JRT NORTH EAST ELEVATION NORTH WE 3 × 203 × 133 × 33 UB 250,000 (200,000 × 6 PLATE EACH SUB) OUT BUILDING. (PRESENTLY USED AS A WORKSHOP) SOUTH WEST ELEVATION ![Architectural elevation drawing of a stone outbuilding showing windows and a large door.](https://images.planningportal.im/2021/10/603703.jpg) --- *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/8182-ballaugh-ballacoraige-house-conversion-extension/documents/1579753*