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2000648
1.1 This Planning Statement provides the justification (in planning terms) for the creation of a Workshop / Garage for the private use associated with Ballakinnag House, Shore Road, Ballaugh, IM7 5AZ along with a reinstatement of a vehicular access. This statement should be read alongside other supporting material including the scheme drawings.
2 3 JUN 2020
2.1 Ballakinnag House is situated at the Cronk and is located within the parish of Ballaugh. The property sits on a quiet residential cul de sac road that serves 10 Properties (including Ballakinnag House & Ballatiki) as well as access to the shoreline.
3.1 Ballakinnag House, Shore Road, Ballaugh was subject to approval in its current form in under Planning Approval 02/02581/B 12 June 2003.
3.2 The neighbouring property of Ballatiki was purchased by in November 2019. As part of this scheme the boundary between Ballakinnag House and Ballatiki would be redefined.
3.3 The requirement for an additional garage is due to the fact that since relocating to Ballakinnag House and becoming semi-retired, has slowly acquired a collection of classic sports cars and specialist vehicles. These have been purchased for private use but also as investments due to their condition, rarity and potential future uplift in value. At present they are stored with fellow Manx Classic Car Club Members, at a family member's home in the UK and as a last resort (due to the highly corrosive nature of the sea air) parked outside his property leaving them exposed to the elements.
3.4 The current attached garage to Ballakinnag House measures 66m2 and stores the usual domestic paraphernalia and storage of household goods, central heating boiler, gardening and exercise equipment which is shared with motorbike collection and two of his more valuable motor cars. At present, his wife's day to day vehicle is parked on the driveway and due to the lack of space at the front of Mr. property his own day to day vehicle along with his van are parked across the road and left exposed to the elements and the risk of vandalism and theft.
Picture 1 - Existing vehicular access {{image:149827}}
Picture 2 - Existing Garage space
Picture 3 - Vehicles parked across the road
3.5 The requirement for the proposed buildings is clear and is to be used as a detached private garage within part of the existing residential curtilage. The footprint of the proposed building is laid to lawn and maintained by ______ as part of his gardens.
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4.1 The chosen location for the garage has been selected following various permutations from looking to extend the existing garage at the rear and side, constructing a detached large 'shed' to the rear of the garage and amending the rear windows to doors, before deciding on the preferred scheme to erect a detached purpose built garage at the far end of the garden.
4.2 This location was chosen as it has minimal impact on the surrounding area and does not impact on the main house or that of the neighbouring properties. This helps to ensure that the proposed building is screened from the highway by the house and is far enough away, in excess of 20 meters from the neighbouring properties so as not to cause any visual impact. It was felt that this was an important factor. Prior to the application being submitted, both neighbours have been consulted. The scheme discussed in detail and their support secured.
4.3 The existing screening provided by the surrounding trees and hedges will ensure only the upper part of the roof may be visible above the tops of the existing vegetation, but once this matures further, will ensure the building is adequately screened.
4.4 The footprint of the building has been orientated to utilize the far corner of the garden and to work within the existing topography and parameters to minimize its impact on the garden or the house.
5.1 The proposed Workshop / Garage has been designed to sympathetically replicate an agricultural barn/building, with insulated corrugated roof panels and partial side cladding, using reclaimed timber fencing boards to the lower part.
5.2 The Workshop / Garage will serve as secure storage for classic vehicles as well as an area to undertake private restorative work and ongoing maintenance of ______ private collection. Due to the nature of the vehicles, the proposed Workshop / Garage is to feature hermetic seals around all openings, (doors and windows) and is to have humidity and temperature regulated controls to prevent any oxidation of the metal work on the vehicles due to the high salt content in the air due to the close proximity to the sea.
5.3 The creation of the vehicular entrance is to serve the Workshop & Garage. Up until circa 2006 an existing vehicular access existed in the proximity of the proposed entrance.
5.4 The area proposed for the Workshop & Garage was previously a large pig sty with greenhouses fronting it. The Pig Sty was only removed a few years ago by the previous owner.
Picture 4 – Existing vehicular access circa 2006 and existing greenhouses and pig sty within the proposed area of Workshop & Garage
6.1 Whilst Ballaugh does not have an area plan, the default plan along with land designation is the 1982 Development plan. The area is identified as being white land or not zoned for development. However, as previously mentioned the land has changed considerably since 1982 with the erection of a detached dwelling house, garage and its own residential curtilage.
6.2 As General policy 3 is the applicable policy in this instance given the land designation, it would be prudent given the land is residential curtilage to give greater emphasis to General Policy 2, specifically those policies (B, G, G H I).
6.3 The property and surrounding area also sit within a further designation of an Area of High Landscape Value which helps retain the character of the surrounding area. However in this instance the chosen location to the rear of the house takes advantage of the topography and its concealed setting ensures there is no impact that would be considered to either have an adverse affect on the wider countryside, nor is it considered to harm the character and quality of the landscape. It would sit harmoniously with the residential properties of Ballakinnag House and Ballatiki, albeit screened from any visual vantage point. The chosen finish of the building ensures that if any glimpsing views of the proposed building are achievable, it would not be considered to be an incongruous feature on the landscape and would be in keeping.
6.4 Specifically addressing Environmental Policies 1 & 2; all the proposed development falls within the area of the current residential curtilage and as such no "New" Development is taking place. There is minimal landscaping necessary and no trees are affected within the area. The proposed Workshop / Garage will not be visible from the roadside as it will be screened by Ballakinnag House. The Eave height of Ballakinnag House is 3.22m above ground and the Ridge is 9.31m above ground, at the highest point the Workshop / Garage is 4.700m above ground and the differential in ground level is 0.440m, positioning it significantly below the roofline of the main house.
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7.1 The proposal has been initially appraised by Ms. Sheila Henley of the Department of Infrastructure, Highways on June 2nd 2020 and Ms. Angela Dhone of Ballaugh Commissioners on 29th May 2020; the key advice arising from these consultations have been incorporated within the proposed design.
7.2 The adjoining neighbours have been consulted and have provided letters of support during the consultation period.
7.3 It is entirely reasonable to conclude that the proposed development embraces the aims and objectives of both relevant planning policy and well-established planning practice principles.
8.1 The overall design represents a carefully conceived approach to the surrounding area and impact on the existing properties. 8.2 The approach to new development gives recognition to the value and heritage of the surrounding area. 8.3 It is respectfully requested that full support is given to the proposed development and that planning permission is granted.
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