Glashen Farm House Planning Assessment

THE SITE

The site represents the footprint of the former farm house at Glashen Farm off Glashen Close in Ballasalla. Glashen Close is the north eastern edge of Ballasalla, on the western side of the A5 Douglas - Castletown Road.

The building, added to the Protected Buildings Register on 19th May 2006, is a substantial two and a half storey 'Pea Dash' rendered farm house with a dark grey slate roof. There are other former farm buildings included within the application site.

PLANNING HISTORY

97/00256/A - Approval in principle to provide for residential land, Land and farmyard known as Glashen Farm, Glashen Close, Ballasalla - Application refused at Appeal

95/00867/B - Erection of dwelling with integral garage, Land at Glashen Close, Ballasalla - Application permitted at Appeal

88/04133/ B - Approval in principle to erect 4 semi-detached dwellings, creating new access, adjacent to Glashen Farm, Glashen Close, Ballasalla - Application refused

88/01824/B - Dismantling of agricultural building and erection on alternative site - Application Permitted

THE PROPOSAL

That proposed is the refurbishment of the existing and currently derelict, farm house for use as a private dwelling.

The works are in the main, of a repair nature intended to bring the former farm house back into habitable status. The initial part of the works will relate to the strip out of modern internal wall linings, sanitaryware from the Bathrooms (including the raised flooring to the First Floor Bathroom), strip out of the Kitchen units and 1970s fire surround from the Dining Room. Following this strip out, all of which is not considered to be detrimental to the character of the Registered Building, the roof and internal floors will be repaired as discussed at length with the Conservation Officer.

Externally, the 'Pea Dash' render is to be carefully removed and the underlying stonework pointed and finished with lime wash, a traditional exterior finish on vernacular buildings of this type and age.

The existing windows are a mixture of styles, formats and periods. On the rear, First Floor, there are two Georgian pattern sliding sash windows (w11 and w14) that are potentially the oldest remaining in the building. They are to be retained, and repaired. The window format to the South Elevation is to be returned to a more traditional format, by replacing the two left hand windows with one sliding sash to mirror that on the right hand side.

The front and rear porches are to be reinstated utilising the remains of the originals as format for the proposed.

The dormers are to be re-built with a pitched roof. Their location within the roof is set by the location of the purlins.

The roof is to be stripped off, the slate set aside for reinstatement in the same coursing etc as the existing. Any shortfall of slate will be made up with slate to match.

Internally, the major works involve the installation of the stairs to allow access to the Second Floor. It is clear, that the Second Floor has been used as accommodation until the dwelling fell out of use, but access must have been via some form of loft ladder.

Internal, first floor doors ID7 and 8 are significant as, in the case of ID7, the door is hung on Pintol Hinges which potentially places the doors back in the Seventeenth Century. These doors are to be repaired and re-hung.

REPRESENTATIONS

Highways and Traffic Division and Malew Parish Commissioners indicate that they do not oppose the application.

ASSESSMENT

As the property is a Registered Building (RB 242) the content of this application has been considered with particular regard to Policy RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man as well as Environment Policy 32 which states that:

"Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

The works remove the recent, poor quality fixtures and fittings which detract from the character of the Registered Building, repair the remaining historic fabric and reinstate historically accurate detailing. In doing so, these proposals are considered to respect and enhance the character of the Registered Building in compliance with the policy guidance and as such the applications are recommended for approval.

PARTY STATUS

The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

The Highways and Traffic Division is part of the Department of Infrastructure and should not be afforded separate party status.