**Document:** APL Planning Statement
**Application:** 20/00894/A — Approval in principle for the erection of a dwelling
**Decision:** Permitted
**Decision Date:** 2020-10-12
**Parish:** Lonan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/13413-lonan-land-north-west-new-build-dwelling/documents/999721

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# APL Planning Statement

2000894

PLANNING STATEMENT

BALLARAGH BARNS

Redacted

![A grainy photograph showing a grassy hillside foreground with a long barn-like building and other structures overlooking the sea in the distance.](https://images.planningportal.im/2020/08/151900.jpg) ![A photograph of a large, two-story stone building, likely an old barn, situated on a grassy slope with empty window openings.](https://images.planningportal.im/2020/08/151901.jpg) ![A photograph of a dilapidated stone building, likely a barn, with missing roof sections and open window frames in a rural setting.](https://images.planningportal.im/2020/08/151902.jpg) ![A grainy photograph depicting a rural landscape with existing buildings, including a long barn-like structure and a white house, set against a cloudy sky.](https://images.planningportal.im/2020/08/151903.jpg) ![A photograph of a dilapidated stone agricultural building with boarded windows, situated in a grassy rural yard.](https://images.planningportal.im/2020/08/151904.jpg)

## 1. Overview

The existing barns are situated next to 'Ballaragh Old Farmhouse' along a small farm track off Ballaragh Road towards the Maughold end of the hamlet of Ballaragh.

The barns are also visible in the distance from the A2 Ramsey Road & MER line and also along a public footpath which runs from the Ramsey road to the Ballaragh Road.

The barns are constructed of traditionally laid manx stone, with slate roof. The few windows and doors that remain are red painted timber.

The barns are 'L shaped', forming an enclosed yard area in the middle of the L. The shorter leg of the L faces the road and appears single storey; however, it is in fact two storey due to the sloping nature of the site. The long side of the L heads down the sloping site, floor levels step down, but the ridge remains constant.

There are few openings to the outside of the L shape, with the majority of the windows and doors facing into the yard formed by the L shape. There are the remains of a small single storey pen at the end of the longer leg of the barn. This section no longer has a roof.

There are visible signs of cracking and settlement throughout the barns, with the gable facing the neighbouring dwelling leaning out considerably.

![A photograph showing the exterior of a traditional stone building with a pitched roof, likely an existing barn or outbuilding.](https://images.planningportal.im/2020/08/151905.jpg)

### 2. Site Context

![An aerial site location map showing the proposed development site outlined in red within a rural setting. It highlights nearby roads, footpaths, and adjacent planning applications.](https://images.planningportal.im/2020/08/151906.jpg)

![A photograph showing a white, two-story detached house with a paved driveway and construction cones in the foreground, set in a rural landscape.](https://images.planningportal.im/2020/08/151907.jpg)

![A photograph showing a large stone agricultural building and a modern white house situated in a rural, overgrown landscape.](https://images.planningportal.im/2020/08/151908.jpg)

![A landscape photograph showing a green field in the foreground with a row of houses visible on a hill in the distance under a cloudy sky.](https://images.planningportal.im/2020/08/151909.jpg)

'Aurora' approved under PA17/00002/B  Barn from public foot path  The hamlet of Ballaragh from A2 Ramsey Road

### 3. Planning Approvals On Site

![An aerial site plan highlighting a specific plot labeled 'Area 19' in red, situated within a larger blue-outlined 'Residential Zoning' area containing existing buildings.](https://images.planningportal.im/2020/08/151910.jpg)

![An architectural elevation drawing showing the east side of a proposed building with stone and timber cladding.](https://images.planningportal.im/2020/08/151911.jpg)

![This image displays a black and white architectural line drawing labeled 'SOUTH ELEVATION 1:100'. It depicts a two-story stone building, likely a terrace or semi-detached house, showing window and door placements.](https://images.planningportal.im/2020/08/151912.jpg)

![This image displays an architectural elevation drawing of a two-story stone dwelling, labeled 'EAST ELEVATION 1:100'.](https://images.planningportal.im/2020/08/151913.jpg)

![A hand-drawn architectural sketch or artist's impression depicting the exterior elevation of a proposed residential building.](https://images.planningportal.im/2020/08/151914.jpg)

![A photograph showing a rural street scene with a stone boundary wall, driveway access, and a house partially obscured by trees.](https://images.planningportal.im/2020/08/151915.jpg)

The barns sit in land which is zoned for residential development. Land to the west of the barn is also zoned. Immediately to the north is not zoned but the half of that field towards the road is currently zoned as 'AREA 19' in the 2005 Laxey and Lonan Area Plan. There are two existing planning approvals in place regarding the site. Works to the access have been commenced on these applications.

#### PA14/00809/B - Conversion of existing outbuildings into dwelling.

This approval is for the conversion of the existing barns, with very limited alterations to the existing openings other than a glazed gable end.

#### PA15/00590/B - Demolition of existing outbuildings and erection of detached dwelling with integral garage.

This approval is to demolish the existing barn and build a new dwelling taking the original barn form and adding some larger modern openings in chosen locations to take in the fantastic views.

### 4. Planning Approvals Nearby

![A grainy image depicting a white, two-story detached house with a pitched roof, situated in a rural setting with traffic cones visible in the foreground.](https://images.planningportal.im/2020/08/151916.jpg)

![A photorealistic architectural rendering of a modern, two-storey detached house featuring large glass windows, a balcony, and a mix of cladding and stone materials.](https://images.planningportal.im/2020/08/151917.jpg)

![A photograph showing a rural dwelling that appears to be a barn conversion, featuring traditional stone walls alongside a modern timber-clad extension with a metal roof.](https://images.planningportal.im/2020/08/151918.jpg)

![A grainy photograph showing a two-story detached house with large windows situated on a grassy slope surrounded by trees.](https://images.planningportal.im/2020/08/151919.jpg)

![An artist's impression sketch showing the exterior elevation of a proposed detached house with an attached garage.](https://images.planningportal.im/2020/08/151920.jpg)

![A grainy photograph showing a modern building with mixed brick and wooden cladding and a pitched roof with skylights.](https://images.planningportal.im/2020/08/151921.jpg)

#### PA17/00002/B & PA14/01360/B - Replacement dwelling and extending the residential zoning.

These two applications were to replace an existing 'Manx vernacular' rendered stone built dwelling with a much larger non vernacular, contemporary dwelling, away from the footprint of the existing house. These applications also extended the existing residential zoning beyond that of the 2005 Area plan. This extension 'neatened off' the zoning to match the land in ownership of the applicant and provide a garden. This application site neigbours the site.

#### PA10/01193/B & PA16/01076/B - New build contemporary dwelling/ dwellings.

These two applications approve new build contemporary dwellings in the countryside. Each application utilised modern materials and styles such as timber cladding and standing seam metal roofs alongside traditional stone and slate.

#### PA13/91341/B - Conversion of an existing barn into a residential dwelling house.

This was the conversion and contemporary extension of an existing barn building in Ballaragh. This project is currently nearing completion and used anthracite grey windows, timber cladding and standing seam zinc roofing to bring a contemporary twist to the existing barn. The mixture of contemporary finishes with the traditional lime render and slate provides a contrast, while also remaining in keeping as the materials chosen are regularly found in the agricultural setting.

### 5. Concept & Design - Massing And Form

![Annotated aerial site map showing the location of a proposed new dwelling, an existing barn to be demolished, and residential zoning boundaries.](https://images.planningportal.im/2020/08/151922.jpg)

![Interior photograph of a bedroom featuring a large skylight window with a view of the sea.](https://images.planningportal.im/2020/08/151923.jpg)

![A photograph showing a stone building with a pitched slate roof and skylights, appearing to be a barn conversion or new rural dwelling.](https://images.planningportal.im/2020/08/151924.jpg)

The applicant wishes to demolish the existing barn and build a new dwelling more in the vicinity of 'Area 19' of the Laxey and Lonan Area Plan. This is a much better location for a dwelling than that of the existing barn for the following reasons:

- Further away from 'Ballaragh Old Farmhouse'.
- Doesn't have a public footpath along the driveway.
- Follows the form of 'Linear' settlement of Ballaragh.

The form and massing of the new dwelling would replicate agricultural buildings in the area, utilizing the sloping site context and linear form of barns.

- Overall height to be kept down, rooms in the roof.
- Semi basement level utilizing the sloping site.
- Narrow, long form to replicate the existing barn.

It makes more sense for the settlement of Ballaragh for the new dwelling to be along the roadside. Area 19 site between two areas of residential development so is a perfect infill plot.

The site will utilize the existing improved access to Ballaragh Old Farmhouse as previously approved.

### 6. Concept & Design - Environmental

![A close-up photograph of a rough stone wall and the corner of a stone building with a slate roof and window openings.](https://images.planningportal.im/2020/08/151925.jpg)

![A photograph showing construction workers building white block walls, likely the foundation or lower level of a new dwelling.](https://images.planningportal.im/2020/08/151926.jpg)

![A photograph of a utility room interior featuring a ventilation unit, electrical distribution board, and a hot water cylinder.](https://images.planningportal.im/2020/08/151927.jpg)

![A close-up photograph showing the slate roof and rough stone wall of a building, likely an existing structure on the site.](https://images.planningportal.im/2020/08/151928.jpg)

![A photograph showing a worker in protective gear spraying foam insulation onto the wooden rafters of an attic space during construction.](https://images.planningportal.im/2020/08/151929.jpg)

![A photorealistic rendering of a large, modern timber-clad building complex featuring solar panels on the roof, a paved driveway, and a green lawn.](https://images.planningportal.im/2020/08/151930.jpg)

The applicant wishes to provide an environmentally friendly home for their family by going above and beyond current Building regulations standards for conservation of fuel and power. They hope to achieve a SAP value of over 95 by:

- Reuse of the stone & slate from the existing barns.
- Constructing the building out of ICF (e.g. Nudura).
- ICF is inerritably high thermal mass & air tight.
- Insulating the roof with icynene spray foam.
- Installing Mechanical ventilation heat recovery.
- Installing south facing solar panels.
- Installing triple glazed windows.
- Design and orientation to meet 'Passive principles'.

The above would be incredibly difficult and cost prohibitive to achieve by renovating the existing barn.

The existing location and form of the 'Replacement dwelling' on the barn footprint would be sub optimal for achieving a passive principle form and orientation and also much closer to 'Ballaragh Old Farmhouse'.

## 7. Material Precedents

![A digital rendering of a modern two-storey detached house with a balcony and large windows set against a sunset sky.](https://images.planningportal.im/2020/08/151931.jpg)

![A close-up photograph of a building's exterior corner featuring vertical wooden cladding and two windows against a cloudy sky.](https://images.planningportal.im/2020/08/151932.jpg)

![A close-up photograph of a building exterior featuring vertical timber cladding, a dark pitched roof with a skylight, and a window against a cloudy sky.](https://images.planningportal.im/2020/08/151933.jpg)

![Architectural perspective rendering of a proposed dwelling featuring a modern wooden extension attached to a traditional stone wall.](https://images.planningportal.im/2020/08/151934.jpg)

![A photograph of a modern two-storey dwelling featuring a stone ground floor and timber upper cladding with a balcony, set in a grassy rural environment.](https://images.planningportal.im/2020/08/151935.jpg)

![Architectural perspective rendering of a proposed modern two-storey brick dwelling with large windows set against a rural backdrop.](https://images.planningportal.im/2020/08/151936.jpg)

The existing barn materials will be reclaimed where every possible, any traditional stonework or slate roofing will be reclaimed and reused.

1. Traditional laid stonework base & slate roof (Mill House, Dogmills, Isle of Man)
2. Standing seam zinc roofing (Sam's Barn, Ballaragh, Isle of Man)
3. Timber cladding (Sam's Barn, Ballaragh, Isle of Man)
4. 'Agritecture' on the Isle of Skye (Loch Duich, Rural Design Architects)
5. Timber clad element with a stone base. (County Down Barn, Micah T Jones)
6. Modern openings and materials & stonework (The Nook, Hall & Bednarczyk Architects)

Maison Wedge by BGA Architects
Barn like cladding (metal and timber)

Lochside House by HaysomWardMiller
Stone base and timber above

'HebHome' Kit house, Dualchas Architects
Traditional materials, with a contemporary twist

Newhouse of Auchengree by Ann Nisbet
Agricultural form & cladding (metal roof & facade)

Edinburgh Road by A449 Architects
Use of materials to sit in the site respectfully

RHouse by Rural Design Architects
Use of Traditional form with contemporary finishes

#### 8. Design Ideas

The site lends itself to a long, 'L' shaped form which utilises the sloping site. The massing would suit to appear like a barn (either traditional stone & slate, or more modern timber & metal). This will help it to sit in the site context and not stand out.

The proposed dwelling's size, form, materiality and design concept would be finalised in a reserved matters application.

Here are some examples of how RIBA award winning Architects have taken inspiration from agricultrual context.

'Agritecture' inspired dwellings take elements of their design and materials from the utilitarian portal frame barns and sheds found in the countryside, often standing out like these structures do, instead of trying to look like old farm houses.

Timber and stone built dwellings allowed to weather, take cues from their surrounding context but sit in the site more subtly, often looking like they have been there for many years.

These are purely examples of using site context, many of these are much larger than we would propose here and are not representations of a final design on this site.

![A grainy exterior view of a modern, single-story detached building with dark cladding and large windows, set against a cloudy sky with landscaping in the foreground.](https://images.planningportal.im/2020/08/151937.jpg)

![A visualisation or photograph from a planning document showing a proposed barn-style dwelling with wooden cladding and solar panels in a rural setting.](https://images.planningportal.im/2020/08/151938.jpg)

![A photograph of a detached stone bungalow with a pitched roof and large glass doors, situated in a grassy field.](https://images.planningportal.im/2020/08/151939.jpg)

![A photorealistic architectural rendering of a modern, single-story dwelling featuring corrugated metal cladding and solar panels.](https://images.planningportal.im/2020/08/151940.jpg)

![The image shows a rural building complex featuring a stone-clad structure and a wooden barn-like building, with text indicating 'Agricultural form & cladding'.](https://images.planningportal.im/2020/08/151941.jpg)

![A grainy photograph depicting a rural landscape featuring a stone building, sheep grazing on a grassy hillside, and large mountains in the background.](https://images.planningportal.im/2020/08/151942.jpg)

## 9. Summary

![photograph from page 10](https://images.planningportal.im/2020/08/151943.jpg)

To summerise, the application is asking for the erection of a new dwelling on residentially zoned land in the vacinity of 'Area 19' in the Laxey and Lonan Area plan and that the residential zoning is 'neatened off' to provide a garden area to the east of the dwelling in the same manner as PA1700002/B. This is the current area plan for the hamlet of Ballaragh.

The application also asks for the demolition of the existing Ballaragh Barns, this would not require planning permission, however the applicant wishes to reuse the materials from the barn in the new build and does not wish to convert the barns, or construct the replacement dwelling barn application at a later date.

If this approval in principle application is successful, the applicant would submit a reserved matters application expediently and be happy for the implementation of any future approved reserved matters application to supersede the existing live planning approvals for the barns.

This would mean that there would be no increase in number of dwellings in the hamlet of Ballaragh. The existing applications would not be implemented further other than the already implemented access and the location of the new dwelling would better match the pattern of the linear settlement.

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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/13413-lonan-land-north-west-new-build-dwelling/documents/999721*