**Document:** Planning and Design Statement
**Application:** 22/00399/B — Proposed demolition of existing farmhouse and outbuildings and redevelopment to provide replacement dwelling
**Decision:** Permitted
**Decision Date:** 2023-01-17
**Parish:** Malew
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/9524-malew-ballacroak-farm-replacement-demolition/documents/1589772

---

# Planning and Design Statement

###### 5.0 Planning	History

![Architectural elevation rendering of a proposed two-story stone replacement dwelling with an attached wing.](https://images.planningportal.im/2022/04/6818055.jpg)

![Architectural elevation rendering of a proposed two-story stone house and an adjacent converted barn structure with landscaping.](https://images.planningportal.im/2022/04/6818056.png)

- 5.4.1 The historic planning applications on the site primarily relate to additional buildings/ changes for the extension and maintenance of the farm and buildings. The following applications	were	all	approved:

- • PA 84/00193/B, Cubicle house, milk storage tank, conversion of cow house to milking parlour and formation of silage pit (note: the new cubicle building was to have a cement roof and wall cladding)
- • PA	95/1715/B,	Erection	of	agricultural	building	with	lean	to	extension
- • PA	06/01362/B,	Installation	of	uPVC	windows	to	replace	existing.

- 5.4.2 Of	relevance,	are	the	more	recent	applications,	noting	both	of	which	were	withdrawn	at the behest of the applicant.

- • PA	20/00386/B	Erection	of	a	detached	dwelling	with	alterations	to	the	associated residential	curtilage,	07.03.20
- • PA	21/00163/B	Erection	of	a	detached	dwelling	with	alterations	to	the	associated residential	curtilage,

- 5.4.3 Advise	and	commentary	received	and	submitted	in	regard	to	both	withdrawn	applications have been considered in the development of the proposed scheme.

PA	20/00386/B Proposed	North	Elevation NTS

PA	21/00163/B Proposed	North	Elevation NTS

- 6.0 PLANNING	STATEMENT
- 6.1 Relevant	Documentation

- 6.1.1 In	consideration	of	Planning	Policy	adherence	the	following	has	been	reviewed:

- • Isle of Man Strategic Plan 2016 (the ‘SP’)
- • Area Plan for the South 2013 (‘the Area Plan’)
- • 1982 Development Plan (‘the Development Plan’)
- • Town and Country Planning (Amendment) Act 2019 (the TCPPA 2019’)
- • Draft Planning Policy Statement PPS 2/09, The Role of Landscape Character in Development

- 6.1.2 Reference	has	also	been	made	to	Planning	Circular	3/91	Guide	to	the	Design	of	Residential Development in the Countryside.

- 6.2 Key	Criteria

- 6.2.1 Ahead	of	discussing	specific	policies,	it	is	noteworthy	that	the	site:

- • lies	within	an	area	which	is	not	designated	for	a	particular	purpose	on	the	Area	Plan;
- • is	not	set	within	a	Conservation	Area	-	the	conservation	area	of	St	Marks	is	nearby
- • has no registered trees on site - there are few trees on site which are to be retained
- • does	not	contain	any	Registered	Buildings,	nor	are	any	being	considered	for	registration

-	Ballacroak	Farm	was	recently	considered	for	Registration	in	2020	but	Registration did not ensue (ref 21/01373/RBINV).

- • does	not	sit	within	an	Area	of	High	Landscape	or	Coastal	Value	and	Scenic	Significance (‘AHLV’) - there is an AHLV to the east of the site

6.3 Planning	Consultations

- 6.3.1 Ahead of formal submission discussions took place with Senior Planing Officer Jason Singleton.	These	were	followed	by	formal	pre-application and	subsequent	presentation where the scheme was discussed in full.

###### 6.4 Policy	Evaluation

- 6.4.1 The	following	outlines	the	considerations	for	the	principle	relevant	policies	of	the	Strategic Plan.
- 6.4.2 Strategic Policy 1 stipulates	that	any	"development	should	make	best	use	of	resources". The	proposed	scheme	achieves	this	by	utilising	"previously	developed	land…unused	and underutilised	land".	The	site	is	to	be	used	efficiently,	utilising	existing	access	responds	to the	landscaping	and	utilising	the	existing	service	infrastructure
- 6.4.3 Strategic	Policy	4	refers	to	AHLV	and	protection	of	Conservation	Areas.	Whilst	not	within an	area	of	AHLV	it	is	adjacent	to	one	and	as	such	the	design	shall	endeavour	to	"enhance the landscape quality and nature conservation". The same level of respect for locality and consideration of the design as been applied to the scheme as though it were in a Conservation	Area.
- 6.4.4 In accordance with Strategic Policy 5 the	intention is	that the development of	the site shall make a "positive contribution to the Island", being of exceptional and innovative design;	the	proposal	has	been	designed	to	take	into	account	its	context,	is	using	innovative materials	and	technologies	to	support	the	high	energy	efficiency	objectives	and	is	of	high architectural merit as demonstrated herein.
- 6.4.5 General Policy 3 sets out that one of the exceptions to the presumption against development in the countryside	is	"the	replacement	of	existing	rural	dwellings;	(Housing Policy	12,	13	and	14)".	This	leads	to	a	requirement	to	assess	whether	the	demolition	and replacement	of	the	dwelling	-which	is	the	subject	of	this	application	-	is	acceptable.
- 6.4.6 Housing Policy 12 : "The replacement of an existing dwelling in the countryside will generally be permitted unless: (a) the existing building has lost its residential use by abandonment;	(b)	the	existing	dwelling	is	of	architectural	or	historic	interest and is capable of	renovation	[emphasis	added]
- 6.4.7 HP12a	is	considered	to	be	met	as,	in	accordance	with	the	defined	criteria,	the	property	has not	lost	its	residential	status:

- • The structural condition of the building whilst neglected, the farmhouse is in a structurally	acceptable	condition.
- • The period of non-residential use or non-use in excess of ten years - whilst the property	has	not	been	used	for	over	10	years,	efforts	have	and	are	being	made	to establish	the	farmstead	as	are	residential	property	over	the	last	few	years	as	evidenced by	the	withdrawn	applications
- • Evidence of intervening use - there has been not been any intervening use since the farm became redundant
- • Evidence	of	intention,	or	otherwise,	to	abandon	-	the	recent	withdrawn	applications support	the	intention	to	develop	the	site	rather	than	abandon

- 6.4.8 In	regard	to	HP12b,	as	previously	mentioned,	Ballacroak	Farm	was	recently	considered	for Registration	however	this	did	not	ensue,	the	assumption	being	that	it	was	not	deemed	of significant	architectural	or	historic	importance.
- 6.4.9 It is acknowledged that the status of being Registered is not the only test of whether a building is of architectural or historic interest, although it is one of the three main ones	identified	in	Planning	Policy	Statement	1/01	-	Policy	and	Guidance	Notes	for	the Conservation of the Historic Environment of	the	Isle of Man. The other	two identified in	this	document	are	National	Heritage	Areas	and	Conservation	Areas.	Ballacroak	is	not within any of these.

- 6.4.10 There is arguably nominal default historic and/or architectural interest due to the fact that it	is	a	historic	Quarterland	farm,	however	as	identified	in	the	reports	and	ultimately	the conclusion	by	the	department	when	assessing	potential	registration,	the	architectural	and historic	interest	is	limited	and	arguably	heavily	diminished	by	modern	alterations.
- 6.4.11 The historic associated land holding has long gone. The remaining farmhouse is undoubtedly old and on first inspection may have been considered not to have been significantly	altered.	It	has	certainly	not	been	extended	however,	it	has	been	re-rendered in	pebbledash	and	new	plastic	framed	windows	have	been	installed	along	with	a	new	roof.
- 6.4.12 The remaining associated farm buildings are large scale, modern portal frame building in poor repair, offering little historic or architectural interest. It is these buildings that dominate the visual amenity of the site, not the historic farm house. Whilst typical of their rural	location	they	detract	rather	than	enhance	the	landscape.
- 6.4.13 HP12b stipulates that a replacement dwelling would not be considered if it is of architectural	or	historic	interest	AND	be	capable	of	renovation.
- 6.4.14 As	mentioned	in	4.3.9,	it	is	unlikely	the	existing	house	would	meet	the	criteria	of	being capable	of	renovation	under	Housing	Policy	12b.	The	works	required	to	the	house	go beyond	the	definition	of	renovation	in	building	regulations	and	instead	involve	replacement and rebuild of a number of structural elements (as detailed in the various reports).
- 6.4.15 These part replacement/rebuild works go beyond the criteria in Housing Policy 12b. They also	would	not	be	considered	an	economical	proposition	as	they	would	require	significant financial	outlay.
- 6.4.16 The farmhouse is in a poor state of repair as already detailed with damp ingress evident and	structural	deficiencies.	The	remaining	portal	frame	buildings	would	only	be	worthy	of renovation	if	maintained	as	agricultural	buildings	which	is	not	the	intent.
- 6.4.17 As	previously	mentioned,	due	to	the	structural	condition	of	the	farmhouse	the	property is not deemed capable of renovation and any further part replacement/rebuild works would require disproportionate expenditure. The building is traditionally built on shale foundations. Any alterations and/or extensions should require the property to be underpinned to ensure structural stability to support such works.
- 6.4.18 The part replacement/rebuild works would also leave a resultant building that falls short of desired	performance	under	Building	Regulations,	the	Climate	Change	Act,	or	modern	space standards.	In	order	to	improve	the	thermal	efficiency	of	the	building	insulation	would	be required,	either	internally	or	externally,	the	result	being	reduced	floor	area	of	an	already small	footprint	by	modern	standards	or	a	dramatic	change	in	the	external	appearance	of the building which in turn may impact on any perceived historic visual amenity.
- 6.4.19 It could be argued that the part replacement/rebuild works could possibly be partially offset or made more financially attractive by extending the dwelling however, a 50% increase	in	footprint	as	permissible	under	HP15,	would	result	in	a	property	of	416.22	sqm. This	would	create	a	substantial	family	home,	but	one	that	is	restricted	in	style,	that	would be a compromise of environmental performance.
- 6.4.20 The financial implications of a partial replacement/rebuild and/or extension are largely subjective as the quality of design and finish may be impeded by available financial resources. So whilst a historic farmhouse may be maintained its value may be severely compromised.
- 6.4.21 It	is	felt	that	the	cost	of	the	works	to	partially	replace/rebuild	this	property	and	its	resultant value, whilst going beyond renovation in Housing Policy 12b would also deter anyone from	undertaking	this	work	and	that	as	such	the	retention	and	works	to	this	property	are not	a	viable	proposition	which	will	come	to	pass	if	applications	for	its	redevelopment	are not	considered	positively.

- 6.4.22 Whilst it is often desirable to retain fabric of some interest, this desirability must be weighed	against	the	financial	cost	of	the	works,	whether	they	are	likely	to	be	undertaken and	whether	the	historic	and/or	architectural	value	and	interest	warrant	such	a	position,	in the knowledge that the works may never actually be undertaken if they are considered to be	financially	unattractive	or	if	finance	cannot	be	made	available.
- 6.4.23 Housing Policy 14 Permits replacement dwellings if: not substantially different to the existing	in	terms	of	siting	and	size,	unless	changes	would result	in	an	overall	environmental improvement [emphasis	added]
- 6.4.24 As outlined further herein, the proposed building largely sits over the footprint of the existing	dwelling	as	well	as	other	buildings	of	the	farmstead.	Indeed,	the	positioning	of the	existing	farmhouse	as	well	as	the	existing	and	former	agricultural	building	and	most importantly	the	historic	axis	of	the	site	have	directly	influenced	the	proposed	positioning of the house.
- 6.4.25 The	size	of	the	proposed	dwelling	is	larger	than	the	existing	farmhouse,	and	is	in	excess	of the	permissible	50%	under	this	policy	when	comparing	the	existing	size	of	the	farmhouse only.	However,	as	discussed	further	within	the	Design	Statement,	given	this	application seeks	approval	for	the	demolition	of	all	of	the	remaining	buildings	on	the	site	the	scale	of these	may	also	be	taken	into	consideration.
- 6.4.26 The architectural styles being considered for the proposal do not conform with Planning Circular 3/19 as advised by HP14 rather the proposed styles is "of	innovative,	modern design where	this	is	of	high	quality	and	would	not	result	in	adverse	visual	impact’ [emphasis added]
- 6.4.27 As described in detail further herein, an understated rural aesthetic utilising innovative technologies	is	proposed	that	has	been	considered	as	part	of	a	holistic	landscape	scheme ensuring	the	scheme	sits	comfortably	in	its	setting	with	arguably	a	betterment	of	the	site visual impact.

N

FIELD 1 FIELD 2

#### 1869	Os	Map	Extract

(low	resolution	image)

Accessoff

Mullinaragher

Road

Historic access

E

- A

J C

- B

F

D

G

FIELD 4 FIELD 3

H

Towards Valley

Towards Valley

Towards Snaefell Historic N/S Axis Historic E/W Axis Historic access Original Buildings

Sunpath

Views

Prevailing Wind Direction Mature Tree to be retained Existing access gate Area at risk of surface flooding (low - medium) Footprint of demolished buildings

X/X

Existing	/	Demolished	Building	Reference

- 7.0 INITIAL	DESIGN	CONSIDERATIONS
- 7.1 Design	Brief

- 7.1.1 The	initial	appeal	of	the	site	for	the	applicant	was	it	countryside	setting	and	far	reaching views.	In	designing	a	key	design	criteria	in	creating	their	forever	home	they	wanted	to	take advantage of, and maximise the enjoyment of both of these aspects.
- 7.1.2 In doing so the design for both the house and the landscape was to:

- • Be	site	responsive	and	specific
- • Have	a	restrained	contemporary	aesthetic	whilst	being	respectful	of	the	location
- • Be	configured	to	continually	appreciate	the	setting	throughout	the	day	and	through the seasons
- • Provide	a	generous	home	in	terms	of	space	and	accommodation
- • Address	the	potential	risk	of	surface	water	flooding	in	and	around	the	site
- • Create	an	exceptional	home	for	their	family	with	considered	landscape	design	that	did not	detract	from	the	countryside	setting.
- • Utilise	green	energies	(viability	of	options	currently	being	investigated)

- 7.2 Site	Analysis

- 7.2.1 The	detailed	site	analysis	comprised	field	and	desk	based	investigations	determining	any potential constraints and desirable characteristic as well as matters that needed to be addressed as part of the scheme such as the drainage across the site.
- 7.2.2 The	diagram	opposite	summarises	the	site	specific	criteria	that	has	directly	influenced	the proposal for the site.
- 7.2.3 The historic maps illustrate a dominant East-West axis on the site on which the original buildings are orientated along ,and perpendicular to, which extends between Fields 1 and Filed 2.
- 7.2.4 The	existing	driveway	runs	South-North	creating	a	distinct	cross	road	with	the	lane	and	a natural	central	focal	point	which	is	where	the	existing	farmhouse	is	sited.
- 7.2.5 A	forked	access	off	the	existing	driveway	to	the	farmyard	is	also	evident	which	terminates to	the	East	of	the	current	entrance.	There	is	an	existing	access	gate	which	is	believed	to related to this historic access.
- 7.2.6 The analysis also established key external viewpoints and therefore key elevations discussed further herein as part of the Visual Impact Assessment.

E A B C D

SITE ANALYSIS

Key	external	elevations

![A technical site plan showing topography with contour lines, existing buildings, and road access in a rural setting.](https://images.planningportal.im/2022/04/6818057.png)

![A schematic site plan showing proposed building footprints, directional arrows indicating access, and boundary lines.](https://images.planningportal.im/2022/04/6818058.png)

###### 8.0 Design	Statement

![A photorealistic architectural rendering of a proposed modern detached dwelling featuring a stone facade, large windows, and a paved driveway with landscaping.](https://images.planningportal.im/2022/04/6818059.jpg)

![A photorealistic architectural rendering showing a proposed modern detached house with a pitched roof, gravel driveway, and stone boundary walls in a rural setting.](https://images.planningportal.im/2022/04/6818061.png)

FIELD 1

Amended entrance to improve visibility with new stone piers demarking entrance

Creation	of	new	driveway	with gated	entrance;	existing	track retained	for	access	fields	and equestrian	facilities

Proposed	private	equestrian	facilities. NOT	PART	OF	THIS	APPLICATION. Shown	for	information	purposes	only. Approval	sought	under	a	separate	application.

FIELD 2

Creation of walled garden with associated greenhouse FIELD 4 FIELD 3 New build private residence with associated landscaping and gardens PROPOSED SITE PLAN

![A technical site plan labeled 'PROPOSED SITE PLAN' showing the layout of a new private residence, driveway, and landscaping across multiple fields.](https://images.planningportal.im/2022/04/6818062.png)

- 8.1 Siting	and	Orientation

- 8.1.1 This	historic	axis	and	approaches,	along	with	the	positioning	of	the	existing	buildings,	have directly	influenced	the	siting	and	orientation	of	the	proposed	scheme.
- 8.1.2 The proposed reinstatement of the lower access for the creation of a more centrally located	driveway	follows	the	perpendicular	South-North	axis	creating	a	natural	position for a proposed courtyard
- 8.1.3 The resultant cross point creates forms centre for the scheme being the entrance courtyard.
- 8.1.4 The proposed buildings respect the established historic dominant East-West axis. The main	body	of	the	building	runs	along	the	North	side	of	this	as	existing/former	buildings	A, B and J. The entrance to the central building being on the North - South axis with a visible connection	to	the	fields	beyond	via	the	East-West	axis.
- 8.1.5 Furthermore, the proposed buildings are orientated to take full advantage of the view afforded	to	the	site	as	well	as	benefit	from	solar	gain	throughout	the	course	of	the	day.
- 8.1.6 Being	positioned	in	the	locality	of	the	existing	farmyard	and	responding	to	the	site	axis as	the	original	layout	did	inevitably	means	that	the	proposed	building	is	positioned	in	the vicinity	of	the	existing	buildings	siting	partially	over	a	number	of	buildings.

- 8.2 Topography

E

##### E A B behind C behind D F J G H

- A
- B

F

### Existing

PREVIOUS	(2021)

D

C

G

Central	'barn'	building

Landscape over

Outline	of	farmstead grouping as of 2021

H J

Semi-subterranean

### Proposed

PROPOSED

#### Footprint	Overlay

Farmstead as of 2021 and proposed comparison

MASSING	STUDY	_	NORTH	ELEVATION

- 8.2.1 "Toachievesympathywiththelandforandforconstructionaleconomy,buildingsgenerally shouldbeplacedalongthecontoursratherthanacrossthem"(GRDC, p3)
- 8.2.2 The natural levels of the site have enabled the opportunity for semi-subterranean accommodation	to	be	introduced	which	assists	in	providing	the	accommodation	desired by	the	applicant	whilst	reducing	the	associated	visual	mass,	namely	the	wellness	facilities and garaging.
- 8.2.3 The	subterranean	element	of	the	scheme	and	principal	living	accommodation	is	sited	along the	existing	contours	of	the	site	with	the	central	building	set	across	the	fall	of	the	site	as	it slopes from West to East, verging towards South West to North East.
- 8.2.4 Those areas intended to be subterranean are to the West of the site with the building 'opening	up'	towards	the	East	as	the	existing	topography	falls	away.
- 8.2.5 The	natural	fall	of	the	site	has	influenced	the	internal	levels	of	the	dwelling	with	changes	in level being introduced through the property stepping down towards the East.
- 8.2.6 The	existing	levels	are	also	utilised	within	the	landscape	design	providing	natural	protection from	the	prevailing	wind	direction.

Proposed new central approach Historic N/S Axis Historic E/W Axis Proposed Ground Floor Footprint

N

Visible Built Structure, two storeys

Semi-subterranean	Accommodation

#### Proposed	Central	Site	Plan

Built from providing shelter from prevailing the	wind	direction

Existing	and	proposed	comparison

![Technical architectural drawing sheet showing a proposed central site plan, footprint overlay, and north elevation massing study.](https://images.planningportal.im/2022/04/6818063.png)

![A site plan showing the layout of existing and proposed buildings labeled with letters A through J.](https://images.planningportal.im/2022/04/6818064.png)

EXTERNAL	AREA	MEASURES

###### sqm

###### 8.3 Scale

- 8.3.1 The	scale	of	the	proposed	property	is	informed	by	the	accommodation	requirements	for modern family life as well as the lifestyle expectations and aspirations of the applicant and those of the market for a property of this standing. As such, provision has been made for the inclusion of wellness facilities, including a swimming pool and gymnasium. The swimming	pool	in	particular	dictates	a	larger	footprint.
- 8.3.2 In	terms	of	scale,	reference	is	made	to	HP14	and	potential	acceptance	of	a	50%	for	a replacement dwelling however, it should be noted that the design has been approached from	an	architectural	and	aesthetically	stand	point	rather	than	a	mathematical	one.
- 8.3.3 Furthermore, Noting that Planning Policy requires buildings to be measured externally it	is	worth	noting	that	the	floor	area	of	the	proposed	is	also	affected	by	intended	build methodologies to allow for high levels of insulation levels in order to satisfy Building Control requirements and in response to the recent Climate Change Act, the resultant external walls being in excess of 500mm thick.
- 8.3.4 The proposed floor area which is set over two floors is 2,210.71 sqm, inclusive of garaging and plant as they are not insignificant. However, over 50% of this total floor area	is	intended	to	be	semi-subterranean	with	only	half	of	the	associated	elevation	being discernible	from	outside	of	the	site;	the	elevation	of	the	wellness	facilities	opens	onto	the private concealed courtyard.
- 8.3.5 Therefore the	semi-subterranean floor	area	measure has	been	excluded from	the	floor area	calculations.	This	provides	a	floor	area	of 1,065.62 sqm.
- 8.3.6 In	relation	to	the	existing	floor	area	of	the	farmhouse	-	253.58	sqm over	two	floors	plus the small adjacent out building - undeniably the scale of the proposed scheme is far in excess	of	the	guideline	of	a	permitted	50%	increase	in	floor	area	from	that	of	the	original property, as outlined in HP14 in reference to a proposed replacement dwelling in the countryside.
- 8.3.7 However,	as	this	application	seeks	approval	for	the	replacement	of	the	farmstead	in	its entirety,	with	all	buildings	being	replaced	with	a	residential	dwelling,	it	is	suggested	that there	is	justification	for	their	floor	area	to	be	included	in	the	calculations.
- 8.3.8 Accordingly, based on the existing building floor area of 1,478.13 sqm, the proposed residential	development	floor	area	as	established	above,	would	be	a 27%	decrease being below	the	50%	increase	permissible	under	HP14.
- 8.3.9 Furthermore,	should	the	floor	area	measure	of	those	buildings	now	demolished	also	be taken	into	consideration	the	total	floor	area	measure	would	be	2,180.04	sqm.	Therefore the proposed floor area would result in 51% less floor area from what was the total external	floor	area	of	the	farmstead.
- 8.3.10 It is acknowledged that the semi-subterranean spaces are not insignificant but we are unaware of any policy guidance as to how this would be accounted for. Comments put forward by the planning inspector for PA 08/01338/B (the replacement of Clybane Farm in	Braddan),	suggested	that	50%	of	the	semi-subterranean	accommodation	be	included	in any	mathematical	comparison.
- 8.3.11 However, in this instance, given that the semi-subterranean accommodation is largely obscured from view being within the concealed courtyard, and that which may be visible from	outside	of	the	site	(albeit	fleetingly	as	discussed	with	the	Visual	Impact	Assessment) comprises	garaging	and	plant	not	living	accommodation.	Therefore	it	is	felt	reasonable	that this	area	be	discounted	from	the	floor	area	calculation.

- E

Existing	Buildings

- A Two storey
- B Stone outbuilding
- C Partial	double	height
- D Partial	double	height
- E Double height

Demolished	Buildings

- F Double storey
- G Single storey
- H Partial	double	height

227.48

(attic	space	excluded)

26.10 347.80 367.20 509.55

- A
- B

F

###### 1478.13

Total	Existing

D

J

C

G

H

237.60

80.00 317.73 388.72 FARMSTEAD BUILDINGS J Single storey, part two storey 1024.05 2502.18 Total Demolished Total Recent Farmstead

###### External	Area	Measures

###### sqm

Semi-subterranean	accommodation Garaging and plant Glazed Link Wellness	/	Entertainment	facilities

431.60

36.00 677.49

Total Semi-subterranean

###### 1145.09

Living	accommodation Glazed Link

239.64

39.50 182.04 461.18 PROPOSED GROUND FLOOR PLAN Living accommodation Total Ground level Total Ground Floor

1606.27

Living	accommodation Glazed Link Living	accommodation

355.32

Void, double height space Including	external	balcony	(15.40	sqm) Total	First	Floor

37.92 211.20 604.44

2210.71

Total	External	Floor	Area

|1065.62 Excluding	semi-subterranean	floor area|
|---|

PROPOSED	FIRST	FLOOR	PLAN

![The image shows a technical architectural drawing labeled 'PROPOSED GROUND FLOOR PLAN', displaying the layout of rooms and spaces for a new development with color-coded sections.](https://images.planningportal.im/2022/04/6818065.png)

![This image displays an architectural ground floor plan for a proposed replacement dwelling, showing room layouts and the building footprint.](https://images.planningportal.im/2022/04/6818066.png)

###### Existing	Footprint

![A site plan showing existing buildings labeled A, C, D, and E alongside proposed areas marked with dashed red lines F, G, H, and J, set against a topographical background.](https://images.planningportal.im/2022/04/6818067.png)

![The image shows an architectural site plan illustrating the proposed footprint of a new dwelling (shaded grey) in relation to existing structures and landscaping.](https://images.planningportal.im/2022/04/6818068.png)

- 8.3.12 Given	the	nature	of	some	of	the	existing	and	former	buildings	-	which	includes	a	variety of	double	storey	portal	frame	buildings	which	do	not	provide	floor	area	at	first	floor	level, however	do	contribute	greatly	to	the	scale	of	the	perceived	existing	farmstead	-	a	more reasonable	comparison	may	be	the	footprint	of	the	existing	and	proposed	and	that	of	their massing.
- 8.3.13 This	application	seeks	to	create	a	substantial	property	in	terms	of	accommodation	but	the visible	ground	floor	footprint	of	the	proposed	property	totals 461.18 sqm.
- 8.3.14 This is 60%	less than	the	existing	total	footprint	of	the	existing	buildings	being	1,182.29sqm.
- 8.3.15 For	completeness,	including	the	demolished	buildings,	the	footprint	area	of	the	existing would	provide	an	existing	floor	area	of	2,067.11	sqm	meaning	the	proposed	would	be	a 77%	reduction in	visible	floor	area.
- 8.3.16 As	mentioned,	given	the	variable	scale	of	the	existing	and	former	buildings	on	the	site,	a more relevant comparison may be the visible massing of the buildings on the site.
- 8.3.17 The	perceived	visual	impact	of	the	proposal	has	been	carefully	developed	in	consideration of	the	existing	massing.

Existing	Buildings

sqm 115.24

E

- A
- B
- C
- D
- E

Demolished	Buildings

- F
- G
- H J

26.10 347.80 183.60 509.55

- A
- B

- F

###### 1182.29

Total	Existing

177.12

D G

J

C

80.00 317.73 309.97 884.82

H

Total	Demolished Total	Recent	Farmstead

2067.11

EXISTING FARMSTEAD FOOTPRINT PROPOSED FOOTPRINT sqm 461.18 TOTAL PROPOSED FOOTPRINT

- 8.3.18 The	diagrammatic	comparison	drawings	of	the	North	and	East	elevations	illustrate	that whilst the visible mass of the proposed building is marginally moved to the East and North of	the	site	from	the	existing,	the	volumes	are	less	than	those	of	the	former	farmstead, including	the	demolished	buildings,	particularly	on	the	East	elevation.
- 8.3.19 The	proposed	North	elevation	provides	more	accommodation	at	first	floor	level,	taking advantage of the far reaching sea views, which results in a marginal increase of visual mass from	the	existing	at	that	level	but	this	level	is	not	dissimilar	to	the	ridge	line	of	the	existing farmhouse.
- 8.3.20 The	proposed	East	elevation	whilst	long	in	totality	is	set	on	different	planes.	In	fact	the sprawling	massing	of	the	existing	farmstead	will	be	replaced	by	a	more	compact	grouping whose	visual	mass	being	'broken'	by	the	fully	glazed	links	recreating	the	appearance	of	a group of buildings.
- 8.3.21 The effect of the change in massing is discussed further within the Visual Impact Assessment.

E

- A
- B

F

D G

J

C

H

EAST EAST

###### 8.4 Form

E A B C D E D A C

| | |
|---|---|

## Overlay

EXISTING EXISTING

F J G H G F H J

## Existing

PREVIOUS	(2021) PREVIOUS	(2021)

Central	'barn' building Garage	elevation (subterranean	accommodation)

Glass

link Living wall elevation Glass link Central 'barn' building Subterranean garage accommodation Glass projection Outline of farmstead grouping as of 2021 Outline of farmstead grouping as of 2021 Line of living wall beyond Subterranean accommodation

Set back

## Proposed

Level change for entrance forecourt

PROPOSED PROPOSED

MASSING	STUDY	_	NORTH	ELEVATION MASSING	STUDY	_	EAST	ELEVATION

![A black and white architectural site plan showing building footprints, tree locations, and orientation markers for North and East.](https://images.planningportal.im/2022/04/6818069.png)

![A site plan showing existing buildings labeled A-E and proposed areas outlined in red dashed lines, with North and East orientation markers.](https://images.planningportal.im/2022/04/6818070.png)

#### Elevation	Development	Studies

![Architectural elevation drawing showing a proposed replacement dwelling with a two-story section and a long flat-roofed wing.](https://images.planningportal.im/2022/04/6818072.png)

![Architectural elevation drawing showing a proposed replacement dwelling with a traditional gable section and a modern single-story extension.](https://images.planningportal.im/2022/04/6818074.png)

![The image displays an architectural drawing titled 'Elevation Development Studies' showing rejected concepts for a building project, including a site plan with a legend for materials like slate and green roofs.](https://images.planningportal.im/2022/04/6818076.png)

Rejected concepts Semi-subterranean accommodation Slate roof of central barn Glazed Links Green roof of living accommodation SCHEME SKETCH MODELS PROPOSED SITE PLAN EXTRACT Shown for reference only to illustrate semi-subterranean concept and broken form

- 8.4.1 Guide	to	the	Design	of	Residential	Development	in	the	Countryside	provides	guidance	for traditional	buildings.	From	the	outset	a	contemporary	aesthetic	has	been	preferred	with the	emphasis	on	exceptional	design	in	accordance	with	HP	14.	That	said,	consideration has	been	given	to	its	guidance	due	to	the	proposed	location.
- 8.4.2 The	proposed	appearance	of	the	property	is	not	of	traditional	Manx	vernacular	rather	a contemporary	rural	aesthetic	is	proposed	in	response	to	its	rural	setting	and	the	desire	to create	a	building	of	its	time	rather	than	a	pastiche	of	historic	styles.
- 8.4.3 A similarity with the local vernacular can be found in the simplicity of the building forms which are elevated beyond a traditional farming vernacular by their refinement of proportion,	detailing	and	choice	of	materials.
- 8.4.4 In	response	to	its	rural	setting	and	the	sites	farming	history	the	scheme	has	been	designed to	comprise	different	elements	reflecting	the	variation	of	form	found	within	a	traditional farmstead grouping.
- 8.4.5 The resultant scheme comprises of three main elements:

- • Semi-subterranean buildings that open out to the east of the site. These shall have planted	living	roofs	so	as	to	read	as	part	of	the	landscape	albeit	for	one	visible	elevation. These shall house the garaging to the South being connected to the principle building by	a	glass	link	with	the	spa	facilities	being	housed	in	the	north	whose	east	elevation opens onto an internal courtyard. The concept for the garaging elevation is that it should	read	as	a	continuation	of	the	Manx	stone	garden	wall.
- • A central double storey stone building being a contemporary take on an agricultural building being simple in design but elevated by its detailing and materiality. The principal	elevation	of	this	building	is	the	only	discernible	elevation	when	approaching the dwelling
- • The contemporary double storey living accommodation block is orientated to take advantage	of	the	views	having	large	expanses	of	glazing	at	ground	floor	with	the	upper floor	being	softened	by	its	living	wall	facade	with	the	intention	that	it	shall	blend	into the	landscape	when	viewed	from	outside	of	the	boundary.	The	planting	of	the	living wall	shall	continue	over	the	parapet	edge	providing	a	soft	edge	to	the	building.

- 8.4.6 These	elements	are	connected	by	the	introduction	of	minimal	glazed	links	reinforcing	the concept of a grouping of building and assisting in 'breaking up' the visual mass of the overall scheme.

Manx Stone recycled from site Dressed Manx Stone coping on parapets Light tooled dry jointed stone wall cladding with Copper roof, over glass link, allowed to age naturally Coursed split & cut Manx Stone piers First floor living wall with overlap onto parapet to create soft roof edge

Estate fencing

dressed stone coping

EAST	ELEVATION This	illustrates	how	the	garage	elevation	shall	b	obscured	by	considered landscaping scheme and how the walled garden nestles into the contours of the site

East Elevation (with proposed landscaping) Long Section (Through Main Barn & Rear Courtyard showing West Elevation of Contemporary Wing) NORTH ELEVATION Given the surrounding topography this elevation is not discernible outside of the site

WEST	ELEVATION

North Elevation West Elevation

SOUTH	ELEVATION This shows the stepped access through the glass link between the garaging	and	main	house	that	utilises	the	natural	fall	of	the	site

PROPOSED	ELEVATIONS

![Architectural elevation drawings showing the proposed North, West, and South facades of a new dwelling with stone cladding and glass features.](https://images.planningportal.im/2022/04/6818077.png)

![Architectural elevation drawings illustrating the proposed North, West, and South facades of a modern stone dwelling with glass features.](https://images.planningportal.im/2022/04/6818078.png)

![Architectural elevation drawings showing the proposed North, West, and South views of a modern stone dwelling with a glass link and garage.](https://images.planningportal.im/2022/04/6818088.png)

![Architectural elevation drawings showing the proposed North, West, and South views of a modern stone dwelling with a glass link and garage.](https://images.planningportal.im/2022/04/6818089.png)

![Architectural elevation drawings showing the proposed North, West, and South views of a modern stone dwelling with a glass link and garage.](https://images.planningportal.im/2022/04/6818090.png)

![Architectural elevations and perspective rendering showing the proposed replacement dwelling and surrounding landscape.](https://images.planningportal.im/2022/04/6818091.png)

#### ARTIST	IMPRESSION	OF	GARAGE	AND	ENTRANCE	FORECOURT Illustrating	how	the	restrained	symmetrical	aesthetic	of	the	central	building,	with	minimal	window	frames

![photograph from page 25](https://images.planningportal.im/2022/04/6818096.jpg)

PRECEDENT IMAGERY Planted	living	roof	/	minimal	glazed	elevation	/	contemporary	barn	aesthetic	/	living	wall

###### 8.5 Materiality

- 8.5.1 The	varying,	yet	complementary,	selection	of	architectural	styles	and	materiality	has	been influenced	by	the	existing	tapestry	of	materials	and	forms	on	the	site.
- 8.5.2 A "whitefinishisverycharacteristicoftheruralpastsoftheIslandandshouldremain astandardrequirementfornewbuildinginthecountryside.Modernconstructionand materials may be used to achieve a similar external appearance"	(GRDC	p.5).
- 8.5.3 Not	being	of	traditional	form,	a	white	rendered	finish	as	traditionally	seen	through	out the	island	is	not	considered	appropriate	for	the	scheme.	A	more	subdued	finish	is	desired and	more	befitting	of	its	open	location	to	blend	more	seamlessly	with	its	surroundings.	In addition	a	long	lasting,	high	quality	finish	is	desired.
- 8.5.4 A	natural	stone	is	proposed	for	the	central	barn,	the	final	specification	of	which	is	still	to	be determined.	The	intention	that	this	shall	have	a	light	tone	but	shall	be	lighter	in	colour	than traditional	Manx	stone.	The	earthy,	natural	tone	of	such	a	stone	shall	enable	the	building to	sit	more	comfortably	in	its	landscape.	This	shall	be	detailed	and	coursed	to	reflect	the contemporary	aesthetic	of	the	building.
- 8.5.5 Manx	stone	is	proposed	to	be	used	for	the	ground	floor	stone	piers	below	the	living	wall elements.	The	change	in	stone	further	emphasises	the	concept	of	a	broken	elevation	with differing	elements	as	per	a	traditional	farmstead	grouping.
- 8.5.6 Roofing comprises a combination of traditional slated pitched roof with planted living roof. Rainwater goods shall be concealed as much as viably possible retaining the clean contemporary	aesthetic.
- 8.5.7 Living	wall	(green	wall/vertical	garden)	choice	drives	an	environmentally	aware	approach along with the desire to reduce any potential impact of the project.; this architectural component	will	allow	the	building	to	blend	effortlessly	with	the	rural	setting.	Living	walls as	are	often	used	in	urban	contexts	where	the	planting	is	varied	providing	dramatic	visual interest.	We	are	intending	to	utilise	a	living	wall	system	as	a	rain-screen	cladding	solution, which shall be planted with only a few evergreen species as to create a more natural and organic appearance.
- 8.5.8 The	planting	shall	be	evergreen	to	ensure	that	the	substructure	is	always	concealed,	but this	may	be	scattered	with	a	small	number	of	perennial	plants	to	add	seasonal	interest along	with	the	possibility	of	incorporating	wildlife	habitats.
- 8.5.9 The green roofs over the semi-subterranean accommodation are intended to be fully planted	with	local	species	of	grass	and	wild	flowers	to	read	as	an	extension	of	the	rural landscape. The build up of these roofs shall also allow for trees to be planted.
- 8.5.10 Glazing shall be as minimal possible with slimline bronze frames proposed for all windows. The	glazed	links	and	the	elevation	of	the	wellness	facilities	being	designed	to	read	as	fully glazed façades as much as viable.
- 8.5.11 The attention to detail and design consideration demonstrated in the main building continues	throughout	the	landscape	design	which	is	discussed	further	herein.
- 8.5.12 The	local	stone	from	the	demolished	buildings	is	intended	to	be	utilised	for	the	retaining walls in and around the property with those further away from the property being more rustic in their laying becoming more consistent and refined as the wall approach the

218 Ballacroak Planning & Design Statement 218/X/PN/220328 Rev A

![A photorealistic architectural rendering of a modern, single-story detached house featuring a stone base and extensive glass glazing, set against a twilight sky.](https://images.planningportal.im/2022/04/6818097.png)

![An architectural perspective rendering or sketch of a proposed stone dwelling with a pitched roof and surrounding landscaping.](https://images.planningportal.im/2022/04/6818099.png)

![A photorealistic rendering or photograph of a modern single-story stone house with large windows and a covered patio area at dusk.](https://images.planningportal.im/2022/04/6818100.png)

![A modern building facade almost entirely covered in dense vertical greenery with a wooden balcony where two people are standing.](https://images.planningportal.im/2022/04/6818101.png)

#### ARTIST	IMPRESSION	OF	EASTERN	TERRACE Illustrating	how	the	building	mass	is	reduced	through	differing	forms,	height,	materiality	and	glazed	links

![photograph from page 27](https://images.planningportal.im/2022/04/6818102.jpg)

#### ARTIST	IMPRESSION	OF	WESTERN	APPROACH Illustrating	how	the	natural	topography	of	the	site	has	been	utilised	and	the	planting	of	the	living	roofs

![A photorealistic architectural rendering of a proposed modern detached house with stone cladding and landscaping in a rural setting.](https://images.planningportal.im/2022/04/6818103.jpg)

building.

###### 8.6 Curtilage

- 8.6.1 The	residential	curtilage	of	the	property	is	inevitably	proposed	to	change	to	reflect	the proposed	residential	use	and	scale	of	the	proposed	dwelling.
- 8.6.2 Within	the	IOM	Town	&	Country	Planning	Permitted	Development	Order	2012	and	the Isle of Man Strategic Plan, “curtilage” means the area of land attached to and around a building, used with the building and within which the building is set (for example the garden and driveway of the house, the storage yard of a factory), but does not include land used with a building but severed from it (for example a highway or service lane).
- 8.6.3 As there is no severance of the farmyard by a highway or service land, the assessment as to	what	should	be	treated	as	the	existing	curtilage	is	a	matter	of	fact	and	degree.
- 8.6.4 The	existing	residential	curtilage	(that	area	where	Permitted	Development	Rights	would be	applicable	and	which	could	legitimately	be	used	for	solely	residential	purposes)	could be deemed as being limited to the immediate area around the farmhouse however, there is	evidence	of	residential	use	across	the	wider	site	such	as	domestic	cars	being	parked around the site and within outbuildings and historic use of the grassed area to the north of the	farmhouse	being	utilised	as	garden	space	with	associated	polytunnel.
- 8.6.5 Accordingly,	the	farmhouse	has	a	clear	functional	relationship	with	the	buildings	within the wider farmyard and therefore it would be expected that the outbuildings be included in	the	curtilage.	This	marries	with	the	visual	curtilage	of	the	site,	established	by	the	clear boundary	between	the	building	group	and	surround	field.
- 8.6.6 As	illustrated	by	the	Landscape	Design	herein,	the	visual	curtilage	of	the	farm	and	that	of the proposed house is arguable established by the area of hardscaping which is notably less	in	the	proposed	scheme	with	large	areas	of	existing	farmyard	to	the	West	becoming planted meadow grass gardens.
- 8.6.7 Whilst	the	residential	curtilage	is	proposed	to	physically	increase,	visually	its	boundary	is intended	to	blend	with	the	surrounding	rural	landscape	with	open	'estate'	fencing	being proposed as described further herein within the Landscape Design so not to deter from

EXISTING CURTILAGE

#### Existing Curtilage

Restricted to that surrounding the existing dwelling. Extended to include the full farmstead. PROPOSED CURTILAGE Showing extended farmyard curtilage dashed

![Two side-by-side site plans illustrating proposed and existing site boundaries with building footprints and topographical contours.](https://images.planningportal.im/2022/04/6818104.png)

![This image displays a site plan illustrating the existing and proposed curtilage boundaries, along with building footprints and landscaping features.](https://images.planningportal.im/2022/04/6818105.png)

the concept of the property being part of its rural surroundings.

###### 8.7 Landscape	Design

8.7.1 The landscape design for the property forms an important part of the scheme and has been developed as part of the overall holistic plan which includes equestrian facilities

|FG|
|---|

FIELD	1 FIELD	2

|FG|
|---|

|1|
|---|

|FG|
|---|

|FG|
|---|

|FG|
|---|

|3|
|---|

|2|
|---|

|FG|
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|6|
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|4|
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|FG|
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|FG|
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|5|
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Retained	existing	trees to be protected during construction

|FG|
|---|

|FG|
|---|

FIELD	4 FIELD	3 Existing	Manx	stone wall to be repaired and extended

Meadow grasses with small tree and mown pathways

|FG|
|---|

Field Gate Lawn Bonded pea gravel forecourt with	stone	sett details

|1|
|---|

|3|
|---|

|5|
|---|

Retained access with new gate Water attenuation pond & reed bed New stone piered entrance with cattle grid

Pasture

New stone piered gated entrance with	cattle	grid	fencing	to	East

New bonded pea gravel drive way

|2|
|---|

|4|
|---|

|6|
|---|

Walled Garden

PROPOSED	LANDSCAPE	DESIGN

![A site plan showing the layout of a proposed replacement dwelling with surrounding fields, a pond, and landscaping features.](https://images.planningportal.im/2022/04/6818106.png)

(approval for which is sought under a separate application).

8.7.2 The primary objective for the landscaping within the proposed residential boundary has been to enhance the natural setting of the property whilst being respectful of its surroundings. Whilst the proposal is for a substantial family home, the gardens are to be relatively informal. This is in response to the proposed architecture and being respectful of its rural setting. The small areas of 'formal' lawn and more structured landscaping are intended to be balanced by the notable increase in more organic planting such as the meadow grass gardens.

8.7.3 Areas of proposed hardscape, namely the new driveway, garage and entrance forecourt, entertainment areas and pathways around the house, have been considered so as to be retained to a minimum. The garage forecourt shall be light coloured bonded pea gravel with stone sett detailing whilst the other areas shall be flagged.

8.7.4 A large portion of this hardscaping is concealed from the identified key external viewpoints as it sits within the internal courtyard (outlined in red).

8.7.5 The natural levels of the site have been used to create stepped terraces around the property which sit lower than the ground floor of the house. The resultant terraces are proposed to be bordered by a small amount of box hedging which shall serve to conceal the hardscape reducing potential visual impact as discussed further herein.

8.7.6 The boundary between the residential gardens and the surrounding fields is intended to be minimal with the intention to visually blur the demarkation between the two. Accordingly,

EXISTING HARDSCAPE
Illustrating extent of exiting farmyard and footprint of former buildings

![This is a site plan showing the layout of a property with building footprints and landscaping features. The plan highlights a specific building footprint in red outline.](https://images.planningportal.im/2022/04/694951.jpg)
PROPOSED HARDSCAPE
Illustrating the proposed forecourts, terracing and pathways. Extended to show proposed driveway.

![A photorealistic 3D architectural rendering of a proposed modern two-story detached house with large glass windows and a landscaped garden.](https://images.planningportal.im/2022/04/694952.jpg)
PARTIAL SOUTH ELEVATION
Illustrating lower terracing behind box hedging.

Existing New Manx banking (290m) Existing	Manx	banking	to	be	repaired (200m)	-	'gapped'	banking	infilled Lifted	Manx	banking	190m	-	raised	to standard 1.8m

PROPOSED ENTRANCE MANX BANKING PROPOSED GREENHOUSE lightweight 'estate' fencing is proposed retaining the existing open nature of the site.

- 8.7.7 Existing	Manx	sod	hedges	in	and	around	the	site	shall	be	retained	and	'gapped	up'	where necessary being planted with local specifies in accordance with Manx Wildlife Trust recommendation	e.g.	Hawthorn,	Blackthorn	and	some	marginal	Western	Gorse.	This	mix shall also be applied to the proposed new sod hedges. Reference is also made to the Manx Headgerow	Government	Guidance,	Best	Practice	Guide.
- 8.7.8 As	identified	in	the	existing	site	analysis	the	site	is	prone	to	surface	water	flooding.	This is due to the natural topography of the site and inadequate systems in place across the existing hardscaping. Drainage management shall be intrinsic to the success of the proposed landscaping scheme. Accordingly a field attenuation pond proposed to assist with	the	slowing	the	flow	of	upland	water	as	well	as	part	of	the	management	of	surface water	from	the	hardscaping.	In	addition,	this	shall	also	house	the	reed	bed	required	by	the intended bio-disc sewerage system.
- 8.7.9 Subject	to	scheme	approval,	the	proposed	landscape	drainage	system	and	the	specifics	of the	planting	scheme	shall	be	developed	by	specialist	contractors	and	local	bodies	such	as the	Manx	Wildlife	Trust.	The	final	planting	schemes	shall	reference	Planning	Circular	1/93

-	Landscape	Guidance	Notes	which	provides	a	list	of	native	shrubs	that	shall	be	adhered to along with guidance from the Manx Wildlife Trust.

- 8.7.10 A walled garden is proposed to the North-West corner of the garden providing raised vegetable	bed	and	associated	traditional	lean-to	greenhouse	structure.	This	garden	shall be	nestled	into	the	exiting	topography	with	a	Manx	stone	clad	retaining	structure	being planted with espalier trees.
- 8.7.11 The landscape design has been developed so as to retain rural landscape as viewed from Mullinaragher Road.
- 8.7.12 The	open	nature	of	the	site	is	proposed	to	be	retained	however	some	new	tree	planting

#### Precedent Imagery

Contained lawns / tree planted meadow grasses / tree lined courtyard / box hedge border / mown paths / estate fencing

![Architectural elevation drawing of a proposed greenhouse structure integrated into a sloping site with stone and glass features.](https://images.planningportal.im/2022/04/6818107.png)

![A site plan showing a large black footprint of existing structures next to a detailed proposed building layout with landscaping and access roads.](https://images.planningportal.im/2022/04/6818108.png)

#### ARTIST	IMPRESSION	OF	REAR	COURTYARD Illustrating	how	the	surrounding	pasture	is	intended	to	blend	into	the	meadow	grass	gardens

![photograph from page 33](https://images.planningportal.im/2022/04/6818116.jpg)

will	be	required	to	blend	the	building	into	the	landscape.

###### 8.8 Drainage

- 8.8.1 The sites topography along with the impregnable surface of the existing farmyard and associated	landscape	contributes	to	the	risk	of	surface	water	flooding	attributed	to	the site.
- 8.8.2 The	proposal	shall	look	to	utilise	singular	or	multiple	SUDs	features	to	aid	in	the	harvesting infiltration, storing and treatment of surface water. This may include swales permeable paving,	filter	strips/drains	rainwater	harvesting	and	ponds.
- 8.8.3 The proposed living roofs serve to reduces the potential rainwater attenuation on the site	forming	a	key	part	of	the	drainage	management	system.	This	shall	be	destined	with specialist advisors subject to planning gain

###### 8.9 Ecology

- 8.9.1 As	mentioned,	the	landscape	design	forms	an	important	part	of	the	schemes	success	and this includes the desire to improve the biodiversity of the site.
- 8.9.2 As	part	of	the	previous	application	a	bat	survey	and	a	ornithological	inspection	has	already been undertaken and included in the Appendices for reference. There are no bats present on	the	site	and	of	those	birds	that	are	afforded	special	protection	under	the	Isle	of	Man Wildlife Act only house sparrows were recorded.
- 8.9.3 The proposal acknowledges the importance of ecology and biodiversity and will ensure the	retention	of	as	much	of	the	existing	ecology	afforded	to	the	site	as	viable.	Also	look to enhance the ecological value of the site and increase biodiversity by including large amounts of additional hedgerows, improvement of the existing and some tree planting throughout	-	the	natural	environment	shall	be	in	a	better	state	than	before	construction.
- 8.9.4 New and re-established hedgerows along with newly created meadow gardens and natural water environments shall	be	developed,	detailed and	specified with specialists so	as	to protect	and	enhance	the	existing	benefits	on	the	site	as	well	as	improve.
- 8.9.5 It	is	anticipated	that	the	design	development	and	finalisation	of	this	aspect	be	conditioned to any planning approval.

###### 8.10 Sustainability

![data table or chart from page 35](https://images.planningportal.im/2022/04/6818117.png)

- 8.10.1 The	applicant	is	keen	to	incorporate	energy	efficient	measures	throughout	the	scheme. With the requirements of recent Climate Change Policies in mind the applicant is also invested to implement sustainable technologies and energy systems into the property.
- 8.10.2 As	mentioned,	allowance	have	been	made	for	increase	levels	of	insulation	as	well	as	the provision of increased plant space that technologies such as ground source heat pumps require.
- 8.10.3 In	the	first	instance,	stone	and	slate	from	the	site	will	be	reused	where	ever	possible,	The Manx	stone	still	on	site	from	the	former	buildings,	and	that	gained	from	the	demolition	of the	existing	shall	be	used	throughout	the	site	in	the	creation	and	maintenance	of	Manx stone walls.
- 8.10.4 The proposed replacement dwelling has a heavy focus on sustainability and energy efficiency. The approach is one of minimising energy usage and be as self-sufficient as possible.
- 8.10.5 In	terms	of	SAP	calculations	the	building	shall	be	targeting	an	energy	efficient	rating	of	A+ through	the	use	of	high	energy	efficiency	technologies,	design	and	detailing.
- 8.10.6 It is the intention that the proposed property be powered by renewable energies and allowance has been made for the inclusion of ground and/or air source heat pumps, the detailed	proposals	for	which	shall	be	developed	subject	to	the	success	of	this	application.
- 8.10.7 Passive environmental control and energy usage have also been implemented, not limited to:

- • orientation	to	maximise	solar	gain	with	large	windows	serving	to	minimise	the	use	of artificial	light.
- • LED	and	low	energy	lighting	used	throughout
- • Motion	sensors	and	timers	utilised	internally	and	externally
- • High	levels	of	thermal	insulation	to	building	fabric	and	double	glazing	and	emissivity glass will reduce heat loss

- 8.10.8 EVC ports shall be included within the garaging.
- 8.10.9 It	is	anticipated	that	the	design	development	and	finalisation	of	this	aspect	be	conditioned to any planning approval.

###### 8.11 Access

- 8.11.1 Vehicular access off Mullinaragher Road is to remain albeit visibility splays shall be improved	and	its	appearance	elevated	to	reflect	its	residential	status.
- 8.11.2 The	approach	to	the	main	house	is	to	be	altered	by	the	reintroduction	of	the	historical forked road to create a central approach to the property. The entrance forecourt shall provide both stepped and ramped access.
- 8.11.3 The	existing	driveway	is	to	be	retained	to	service	the	grounds	and	the	proposed	equestrian facilities.

VIEW 1 _ 2021

VIEW 2 _ 2021

VIEW 5 _ 2021

VIEW 1 _ PROPOSED Including proposed increase of Manx bank to reinstate that which has been lost by poor management VIEW 2 _ PROPOSED Including proposed increase of Manx bank to reinstate that which has been lost by poor management VIEW 5 _ PROPOSED

- 9.0 VISUAL	ANALYSIS
- 9.1 Existing	Condition

- 9.1.1 A definition of 'visual impact' is provided in the consultation paper for DRAFT PPS on Replacement or Extension of Dwelling in the Countryside: "visualimpact"meansnotonly the appearance of the building and site works as viewed from the highway and any other vantage points but also the impacton the appearance and character of the landscape.
- 9.1.2 Further	more,	in	the	same	draft	PPS	it	state	that	the	underlying	objective	of "HP14is toensurethatthechangeinvisualimpactresultingfromtheerectionofareplacement dwellingis,inallcases,noworsethatneutral,andthat,incaseswheretheincreaseinfloor areaisgreaterthan50%,thechangeinvisualimpactisbeneficial".
- 9.1.3 The	existing	group	of	buildings	are	"prominently placed in the landscape"	(GRDC,	p3).	The farmhouse is clearly visible and the large modern portal frame structures dominate.
- 9.1.4 Due to the existing topography, namely the natural West-East fall across the site, the existing	buildings	are	screened	meaning	that	only	fleeting	view	from	Mullinaragher	road and Ballacorris Road are visible.
- 9.1.5 The closer vantage points to the site are predominantly obscured by traditional Manx Hedgebank although, as the report by Manx Wildlife Trust alludes to (ref Appendices), these have been not been well maintained and in some small sections, particularly on the Southern boundary of Field 3, (ref View 1) they have collapsed below their expected typical	height	leaving	fleeting	views	into	the	site.

- 9.2 Proposed	Impact

- 9.2.1 Whilst the proposed dwelling comprises a number of buildings, which is reminiscent of a	farmstead	grouping,	due	to	their	arrangement	around	an	effectively	internal	courtyard coupled with the partial subterranean nature, only a limited number of elevations discernible from outside of the site.
- 9.2.2 The	existing	Manx	banks	across	all	four	fields	are	intended	to	be	reinstated	as	part	of	the landscape	design	with	collapsed	areas	being	'gapped	up'	to	the	same	height	as	those	that surround them (and as per PC 1/92) with native hedgerow planting and shrubs being reintroduced.	This	shall	immediately	reduce	the	available	fleeting	views	into	the	site.
- 9.2.3 Given the open landscape nature of the site, and the desire to respect and retain this character, as described in the Design Statement the design was developed with consideration	of	the	key	views	from	outside	of	the	site.
- 9.2.4 Furthermore, the choice of materials further serve to blend the property comfortably in its landscape	offering	a	subdued	colour	palette.
- 9.2.5 The	resultant	effect	is	similar	to	the	existing,	if	not	arguably	a	betterment	in	terms	of	quality of	design	and	materiality;	the	positive	character	of	the	existing	is	respected	and	retained.

218 Ballacroak Planning & Design Statement 218/X/PN/220328 Rev A

![photograph from page 36](https://images.planningportal.im/2022/04/6818118.jpg)

![photograph from page 36](https://images.planningportal.im/2022/04/6818119.jpg)

![map or plan from page 36](https://images.planningportal.im/2022/04/6818120.jpg)

![photograph from page 36](https://images.planningportal.im/2022/04/6818121.jpg)

![photograph from page 36](https://images.planningportal.im/2022/04/6818122.jpg)

![photograph from page 36](https://images.planningportal.im/2022/04/6818123.jpg)

###### 10.0 Summary

![A photorealistic architectural rendering of a proposed modern single-story replacement dwelling in a rural setting with stone walls and landscaping.](https://images.planningportal.im/2022/04/6818124.jpg)

- 10.2.1 As outlined, and supported by independent commentary, the likelihood of the site returning to a working farm, or indeed being re-purposed for an alternative, is highly unlikely; a working farm of this scale is economically unviable and the condition of the buildings would	require	substantial,	and	disproportionate	investment	to	make	them	habitable	and/ or usable for any purpose.
- 10.2.2 In order to warrant the level of investment required to make the existing farmhouse spatially	efficient	to	modern	standards,	would	require	a	substantial	extension	to	the	floor area	of	the	house	to	make	it	financially	viable	which	in	turn	would	destroy	any	potential architectural or historic interest in the building.
- 10.2.3 The	financial	outlay	for	works	required	on	the	existing	buildings,	drainage	management and	associated	landscaping	would	also	be	substantial.	It	can	only	be	surmised	that	the	scale of	funds	required	to	redevelop	the	site	would	be	prohibitive	to	many.	Without	significant investment,	the	appearance	and	condition	of	the	site	shall	deteriorate	further.
- 10.2.4 The	historical	interest	in	the	site	is	noted	however	as	referenced	in	the	Strategic	Plan	"a fine balance… needs to be struck between conservation and enhancement on the one hand,	and	promoting	development	and	growth	on	the	other”	(SP,	7.25.3).
- 10.2.5 Whilst	the	applicant	wishes	to	make	a	significant	financial	investment	in	the	redevelopment of the site, their objective is to create an uncompromising new build property which satisfies their desire for exceptional and innovative design in the creation if a private residence	that	is	specific	and	responsive	to	its	site	and	location	rather	than	a	pastiche	of local vernacular.
- 10.2.6 It is deemed reasonable that the property be redeveloped as a private home, as per the previous redundant farmsteads that surround it.
- 10.2.7 This document has demonstrated how the proposal has been designed and developed to be	respectful	of	the	sites	history	and	locality	creating	a	site	specific	and	sensitive	response to the client brief.
- 10.2.8 It	is	felt	that	the	resultant	scheme	is	exceptional;	its	high	level	design	and	detailing	shall result in a property that contributes positively to its rural setting being sensitive and responsive	to	the	defining	characteristics	of	the	area.

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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/9524-malew-ballacroak-farm-replacement-demolition/documents/1589772*