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Proposed Stable at: Ballamona Estate, Old Castletown Road, Port Soderick, Isle of Man, IM4 1AT
Issue Status Planning Application
Prepared For Department of Infrastructure (Formerly Department of Local Government \& Environment) For and on behalf of Andrew Mcgee April 2011 1004/X/DS/01
This report describes the proposed stable for the Ballamona Estate and should be read in conjunction with the drawings as listed on the Drawing Issue Sheet 1004/X/DI/02 and the accompanying application form.
This application is for the construction of a bespoke stable in the paddock area of the site as part of a master plan for the estate site as a whole.
The Estate occupies a site in the south-east of the Isle of Man in the district of Braddan, to the south of Quine's Hill. The application site covers approximately 530 square metres which is sited within the estate curtilage of Ballamona Estate, a larger site under the ownership of the applicant which extends in total to an area of approximately 493,716.5 square metres ( 122 acres).
The Ballamona Estate consists of a number of buildings including a principal residence, a farm house, traditional Manx stone barns, a number of smaller outbuildings, a road side gate house and a derelict water mill. . In addition to these buildings the estate consists of mature gardens, water features, ponds and extensive fields, some of which are used for agricultural purposes with a mixture of stone walls, fencing and Manx hedgerows defining their boundaries.
Vehicular access to the property is accessed via a choice of two existing driveways, one from the North and one from the East, both accessed from the A25 (The Old Castletown Road).
The site as a whole has been poor condition for a number of years and it is our clients' intention to develop the site over time to create a cohesive private working estate worthy of its spectacular location. An outline masterplan is illustrated on drawing 1004 P 001. This development is currently underway after a number of the existing buildings listed above have recently been the subject of successful planning applications. This planning application should be reviewed as part of this larger scheme and substantial redevelopment of the site.
The application area lies on the edge of a grassed paddock which adjoins Old Castletown Road known locally as Quine's Hill. The boundary between the paddock and a ribbon of mature deciduous trees is formed by a Manx earth bank and post/wire fence. The proposal is within the estate approximately 200 metres away from Old Castletown Road. Quines Hill forms a high point on the road in the Oak Hill area from which the paddock gently slopes down (and ultimately through the estate to the coast at Port Soderick).
The paddock area has in the past been used for agricultural purposes and has housed various livestock, therefore the classification of the land as being for agricultural purposes will remain unchanged.
We are unaware of any recent planning application pertaining specifically to the proposed location of the field shelter.
Guidance in regard to this application as well as the master-plan for the site has also been obtained from the Director of Planning, Mr Ian McCauley. This has also been discussed with Planning Officer, Mr Anthony Holmes with whom we also discussed this particular application with in detail.
Despite the Estate being historically an agricultural site, there are no existing facilities for the stabling and upkeep of horses. The client is currently stabling a horse temporarily within existing barn buildings until suitable facilities are available.
The proposal seeks to construct a tailor made field shelter, designed specifically within the parameters of the site and surroundings thus retaining character whilst considering its aesthetic as part of the Estate masterplan. Whilst 'off-the-shelf' timber framed shelters are available, these could be described as looking 'functional' at best and would not sit well within the site. A more standard product would obviously be comparatively more economical for our client, but they are willing to invest in the higher quality design, materials and finish to ensure that the ultimate vision for the estate is not compromised at any point.
It is proposed to construct a more rigid structure which would stand up to the rigours of agricultural use (and climate) designed to follow the natural curvature of the land, enabling it to sit more organically within the site and work with the natural levels of the site.
The external skin of the stable will have tanalised timber cladding, sourced locally from St John's Saw Mills. This treatment will give the timber a green hue which will complement the surrounding landscape, thus enabling the shelter to sit comfortably with its environment.
The roof is proposed to be tapered tanalised cedar shingles. These will fade to a silver - grey when weathered. A secret gutter is proposed with a proportion of rainwater will be collected and used for irrigation of the plants.
The close surrounding area will also be developed in conjunction with the building. Gravel or bark drives will enable the shelter to be accessed in all types of weather. It is not intended to use the area for vehicle parking although vehicles may access the area for loading of horses. These vehicles will be small scale agricultural machinery.
As part of the overall landscape masterplan for the Estate a number of new Manx banks have already been laid at the end of last year. To enable access to the paddock the new Manx banks will be cut away and restrained using Manx stone wall 'book-ends'. However, to retain privacy and provide some screening to the stable, a designated planting area will be created using small trees and low level plants enclosed by timber post and rail fencing to prevent vegetation from being eaten or destroyed by animals. The natural fall of the site means that the proposal will not be visible to the adjoining neighbours or by the public from the road side. It is not felt that the proposal will have any notable visual impact.
The stable is for private use only by the owners.
In summary it is our belief that the planning application should be supported for the following reasons:
Richmond Square DESIGN BALLAMONA ESTATE FIELD SHELTER 1004/X/DI JOB No 1004 DOCUMENT ISSUE SHEET GENERAL ARRANGEMENT PURPOSE OF ISSUE I Information / Record A Approval / Comment C Contract / Construction T Tender P Planning DISTRIBUTION No. of copies issued / Electronic File I Client I Contractor Quantity Surveyor Structural Engineer Local Planning Authority Building Control M&E Issue 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 DATE OF ISSUE Day 04 30 Month 04 06 Year 11 11 Dwg. No. Size Drawing Title EXISTING X 001 A1 Location Plan X 002 A1 Overall Site plan X 003 A1 Site Plan & Roof Plan PROPOSED P 001 A1 Location Plan P 002 A1 Overall Site plan P 003 A1 Site Plan P 101 A1 Plan & Elevations A A A A A A A 11 00898
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