**Document:** APL Supporting Statement
**Application:** 23/00346/B — Conversion from existing barn and stables to residential unit
**Decision:** Refused
**Decision Date:** 2023-10-23
**Parish:** Marown
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/10134-crosby-ballacallin-beg-cottage-conversion-outbuilding/documents/967995

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# APL Supporting Statement

DESIGN & ACCESS STATEMENT FOR: MR IAN TUCK

Proposed renovation of existing stone and timber stables @ Ballacallin Beg, Foxdale Road, Garth, Crosby, IM4 2HN

- 1.0 Submission Documents:

- 1.1 This Planning Application has been prepared by C J Design Ltd on behalf of Mr I. Tuck and seeks permission for the renovation of existing stone and timber stables through the Conversion, Alterations & Replaced Sections of the Existing Group of Farm Buildings at Ballacallin Beg, Foxdale Road, Garth, Crosby.

- 1.2 This statement will describe the site and surroundings and the development being proposed. This Design & Access Statement is to be read in conjunction with the following drawings and supporting documents: CJ Design Ltd Drawings numbered

- 2022/34/01 Location Plan

- 2022/34/02 Existing buildings

- 2022/34/03 Proposed site plan

- 2022/34/04 Floor plans and elevations

- 2022/34/05 Topographic overlay

Phil Manning Land Survey Services drawing numbered 21304/S7 Topographical Survey

- 2.0 Application Site & Surroundings:

- 2.1 Ballacallin Beg is a parcel of land comprising a mixed section of farm buildings, associated hard standings & grass land situated approximately 1400m off the Foxdale Road about 1⁄4 mile from the Braid roundabout.

- 2.2 The only farm activities at present are horses both private and liveried, located to existing grazing / stabling.

- 2.3 The applicants land ownership comprises of an interesting architecture.

- 2.4 Vehicle access is via the existing farm lane & entrance from the main Braaid Road. This serves all the existing houses, bungalow & farm buildings group of established House & Barn buildings in a mix of stone & render wall under slate roof finishes.

- 2.5 The application proposal includes the main group of existing buildings that are set around the old farm yard /courtyard area. These comprise the existing Farmhouse,2 Storey barn conversion to create 2 apartments called stable flats 1 & 2, Ballacallin Beg (converted in 1968), 2 storey 3 bedroom barn conversion (converted in 2021) 3 bedroom bungalow built in late 70’s early 80’s approx. Separately on the farm a 2 storey 4 bedroom barn conversion nearing completion. NB, none of these properties have agricultural ties.

- 2.6 The stone barn/stables in question are rectangular in form and set at right angles to one another around the old farm yard. The farmhouse & barn conversions are finished in a mix of stone & rough cast render and timber under natural dark slate roofs some with glazed roof lights. Mix of grey and white coloured windows and dark rainwater goods. The existing 2

- storey stone barn to the west side of the courtyard has already been converted to living accommodation as is another 2 storey building to the east.
- 2.7 The footprints of the existing stone and timber barn/stables that form the basis of this application are as shown in drawing 02.

- 3.0 The Proposal:

- 3.1 Full planning approval is sought for the proposed creation of 1 No single storey 4 bedroom dwelling through the conversion, alterations & replacement of sections of the existing group of farm buildings around the existing farmyard. There are no alterations to the existing entrance and is not visible from the main highway.

- 3.2 This will include the restoration & conversion of the old stone barn/stables and the demolition/ rebuilding of the section where the existing timber stables are and creating a new wing to create a property with its own enclosed glazed courtyard to take advantage of

the thermal energy created by the light and heat from the sun. This glazed front will also take advantage of the outstanding views to the south and increase light to the property. The installation of energy efficient glass, solar panels and air source heat pump, making the property very energy efficient.

- 3.3 The barn will be finished in a mixture of materials including recycled stone from the existing building, timber cladding, energy efficient glass and cement render. Traditional slate will be used for the roof with traditional roof windows, dark colour grey and aluminium seamless rainwater goods.

- 3.4 The existing redundant 1 storey barn will be completely converted with modest extensions and opening alterations to create the dwelling. The dwelling will share the landscaped farmyard and have a private landscaped garden / courtyard and parking for a minimum of 4 vehicles located to south east and south west elevations.

- 3.5 The proposals for the barn/stables will allow for them to be brought back into use as a well-designed modern eco sustainable family home.

- 3.6 The existing stone stables are structurally sound and can be brought back into use incorporating the alterations / extensions proposed to create modern, efficient living accommodation. The timber stables on strip foundation and concrete base, have decayed over the span of forty years of use. These would need to be rebuilt using traditional materials of natural stone, timber and render. The choice of these materials will blend well over time with the fabric of existing buildings.

- 3.7 The existing farmyard area is to be traditionally refurbished in stone / paving to create sitting / parking areas with additional soft planting/ screening and stone planters in keeping with the existing site style. The intention is to keep all areas around the buildings as natural as possible to assist in the blending into the beautiful setting.

- 3.8 Where possible existing openings have been maintained, some would need to be enclosed to ensure privacy.

- 4.0 The Development Plan:

- 4.1 The site lies within an area of white land' not zone for any particular kind of development on the 1982 Development Plan.

- 4.2 In view of the zoning and the nature of the development proposed, a number of policies of the Strategic Plan are considered material to the assessment.

- 4.3 Although General Policy 3 does presume against new development in the countryside, exceptions can be made in respect of conversions of existing rural buildings to either tourist or residential use where a number of criteria (as set out in other policies, listed below) are met; GP3 reads in part: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11)."

- 4.4 Environment Policy 16 reads in full: "The use of existing rural buildings for new purposes such as tourist, or small-scale industrial/commercial use may be permitted where:

- (a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation;

- (b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction;

- (c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character;

- (d) there would not be unacceptable implications in terms of traffic generation;

- (e) conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and

- (f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document."

- 4.5 Environment Policy 34 reads in full: "In the maintenance, alteration or extension of pre1920 buildings, the use of traditional materials will be preferred."

- 4.6 Housing Policy 11 reads in full: "Conversion of existing rural buildings into dwellings may be permitted, but only where:

- (a) redundancy for the original use can be established;

- (b) the building is substantially intact and structurally capable of renovation;

- (c) the building is of architectural, historic, or social interest;

- (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building;

- (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and

- (f) the building is or can be provided with satisfactory services without unreasonable public expenditure. "Such conversion must:

- (a) where practicable and desirable, re-establish the original appearance of the building; and

- (b) use the same materials as those in the existing building. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form. "Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."

- 4.7 Transport Policy 7 reads in full: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

- 5.0 Conclusions:

- 5.1 The proposal seeks the sensitive restoration / conversion and improvements of the existing rural buildings for residential use. One that will maintain the collective group of buildings for the future and enhance the area of previously converted, renovated & restored buildings.

- 5.2 The applicant owns all the existing farm buildings and land associated with this application.

- 5.3 The buildings are by their nature of historic interest and therefore worthy of retention and improvement to enable their long-term preservation.

- 5.4 The proposals are not in significant conflict with the key criteria outlined in HP11. The farm buildings ceased farming operations many years ago.

- 5.5 The extensions proposed to the existing building for the application are "modest& subordinate" and the new built section is designed to blend with and maintain privacy with the existing structures.

- 5.6 The uses sought are compatible with the neighbouring land uses and can be provided with services with no public cost.

- 5.7 The existing character of the stone barn/stables would be retained and, with the new / retained pitched / lean-to slate roofs will be enhanced. The proposal in our opinion meets with the important tests of Housing Policy 11 and by extension, those of the Environment Policies noted.

- 5.8 We feel that we have demonstrated that the buildings proposed for conversion, alterations, etc are part of a significantly established group of buildings and are not isolated in the landscape.

- 5.9 The dwelling created within this group of buildings will contribute to sustaining a rural community.

- 5.10 The proposals will enhance the visual qualities of the landscape and contribute positively to its grouped setting. These buildings can be considered non-designated heritage assets and their conversion to dwelling represents in our opinion the optimal viable use and retention for the buildings.

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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/10134-crosby-ballacallin-beg-cottage-conversion-outbuilding/documents/967995*