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DESIGN STATEMENT
CONVERSION OF EXISTING BUILDING INTO TOURIST ACCOMMODATION BALLACHRINK FARM, BRAIID, MAROWN
for
Mr W. D. Hyslop
| Received | 310314 | 14 00406 |
| DEPARTMENT OF INFRASTRUCTURE PLANNING and BUILDING CONTROL DIVISION Town and Country Planning Act 1999 RETURN TO DEPARTMENT OF INFRASTRUCTURE State and Officer Initials | ||
| Decision | ||
| Appeal |
Carl Jenkins Design Reference: 2013/25/05
1.0 CONTENTS 2.0 Introduction 3.0 Existing Site 4.0 Planning History 5.0 Pre-Application Advice 6.0 Planning Policy 7.0 Scheme Proposals 8.0 Summary
2.0 INTRODUCTION
This Design Statement accompanies the full planning application for the change of use of the existing agricultural barn within the site known as Ballachrink Farm, Braiid, Marown.
In this Design Statement the existing site, details of pre application consultations and the development proposals are discussed in full and should be read in conjunction with the following: -
3.0 EXISTING SITE
The agricultural farm known as Ballachrink is located centrally in the Isle of Man within the parish of Marown.
The application site covers approximately 3,870 square metres (0.39 Hectares / 0.95 acres) and is within the agricultural curtilage of the farm known as Ballachrink. The site as a whole comprises a farmhouse, several agricultural buildings, cowsheds, agricultural store (subject of this application) and approximately 230,000 square metres (23 Hectares / 56.8 acres) of grazing farmland.
The application site is on part of the agricultural land associated with Ballachrink farm and is a former agricultural barn, which is currently used as a store. The building faces south east and enjoys views over the agricultural land which falls away towards Santon. The building has a footprint of 61.7 square metres (665 square foot) and a total internal usable floor area of 43.4 square metres (465 square foot). The building is constructed of Manx stone, refer to elevations and photographs for details, with a natural slate roof incorporating rooflights to the higher section.
As the farm has grown in size and additional agricultural buildings have been added the existing barn has become used less frequent. This is partially due to its size, stepped floor level and remote location away from the new agricultural buildings and farmyard. Hence the building and storage space offered has become redundant to the day to day operation of the farm and the building is falling into disrepair.
Vehicle access to the site is from the B35 Braiid to St Marks road, which is a narrow minor road with infrequent traffic, onto a private access lane, which serves the existing farmhouse, Store, associated agricultural outbuildings and adjoining agricultural workers dwelling. Works were carried out a number of years ago to this private access lane to provide a number of vehicle passing places along its length.
Photographs of the existing building can be found on drawing 2013/25/02 and contained within the Structural Engineer's conditional survey. Scaled floorplans and elevations of the existing building can be found on Carl Jenkins Design drawing numbered 2013/25/02.
4.0 PLANNING HISTORY The site as a whole has been subject to a number of planning applications over the years, these are as listed below: - Applications submitted {{table:68253}} 5.0 PRE APPLICATION ADVICE
Throughout the design process pre-application consultations have taken place with Mr Chris Balmer, Planning Officer. These consultations have been in the form of site visits, telephone conversations and email correspondence.
The advice given in the pre application consultations has been incorporated into the drawings and information that form the basis of this application.
6.0 PLANNING POLICY 6.1 AREA PLAN FOR THE SOUTH, FEBRUARY 2013 6.1.1 No reference is made to the property or the site in the written documentation or the maps. 6.2 ISLE OF MAN STRATEGIC PLAN 2007 STRATEGIC OBJECTIVES AND RELEVANT STRATEGIC POLICIES
Within the Isle of Man Strategic Plan 2007, the following policies are of particular relevance to this application. For brevity the relevant Strategic Objectives and Policies have been referenced only and the following should be read in conjunction with the published Government document.
6.2.1 STRATEGIC OBJECTIVES
Resources
a) This proposal seeks to optimise the use of the current agricultural land by diversifying the original use of the site to make the farm more sustainable by use of tourism. b) The proposal makes efficient use of the site by using the existing facilities. c) The proposals utilise the existing infrastructure, facilities and services of the site.
Environment This application follows the Strategic Objective to encourage high quality development throughout the island and maintain the Heritage & landscape identity of Ballachrink farm.
a) The existing building will be retained and enhanced for the long-term future of Ballachrink Farm. b) The proposal will retain and enhance the agricultural use of the site by diversification from a traditional farm operation to a more sustainable operation using tourism.
This proposal makes a positive contribution to the environment. This Design Statement takes into account the Strategic Aims and Policies.
This proposal does not adversely affect environmental, agricultural and highway interests and would enable the enjoyment of our natural countryside.
6.2.2 DETAILED POLICIES
General
All these points have been considered and addressed as part of the scheme design development and are described in detail in this document.
a) By means of a previous farm expansion and limited internal floor space the building has become redundant to the farming operations of Ballachrink farm. These proposals will bring the building back into use associated with the agricultural operations of Ballachrink Farm.
b) This proposal would result in improvements to the landscape and wider environment of Ballachrink Farm.
This proposal will not adversely affect the countryside.
a) The existing building is redundant to the farming operations of Ballachrink farm due to its size and location away from the main farmyard and agricultural buildings. b) By converting the existing building into tourist accommodation its long-term future will be established and the material upkeep of the building fabric will be maintained. c) The proposals involve very little alteration to the external appearance of the existing building. A single storey extension will be constructed to replace the existing to the rear of the building. d) Additional traffic will be kept to a minimum by the tourist use of these proposals. Additional parking facilities will be created in front of the existing farmhouse. e) The conversion will not lead to dispersal of activity on such a scale to prejudice the vitality and viability of an existing town and village service. f) The proposals involve very little alteration or redevelopment to the existing building.
a) The existing building is redundant to the farming operations of Ballachrink farm. b) The structural integrity of the existing building is sound and the conversion works will not affect this, refer to attached structural engineer’s report. c) The proposals involve very little alteration to the external appearance of the existing building. A single storey extension will be constructed to replace the existing to the rear of the building. d) The ground floor area, including extension is approximately 73.5 sq.m, which will comfortably accommodate a 2 bedroom tourist property. e) The conversion will provide tourist accommodation to be used in conjunction with the diversification of Ballachrink farm. f) Incoming services and foul water drainage can be easily provided.
Business and Tourism
The converted tourist property will help increase tourist facilities throughout the island and encourage the growth of employment opportunities.
The converted tourist property will help sustain Ballachrink farm through diversification without having an adverse impact on the surrounding countryside.
The existing building is redundant to the farming operations of Ballachrink farm and may lead to the building falling into disrepair. The proposed conversion will ensure the long-term future and maintenance of the building.
The conversion would provide high standard tourist accommodation.
Economy The intended use of the site will offer new employment opportunities for house keeping staff on a part time basis.
Infrastructure
The existing building is to be connected to a septic tank and drainage field. Surface water from the existing building will discharge into the adjacent stream.
6.3 1982 DEVELOPMENT PLAN 6.3.1 No reference is made to the property or the site on the map.
7.0 SCHEME PROPOSAL 7.1 DESCRIPTION The proposal seeks to convert the existing agricultural storage building into a new 2 bedroom tourist accommodation of a very high standard.
The old barn is unsuitable for use as a modern barn due to its narrowness, split floor levels and its proximity to the main farmyard and associated agricultural buildings. However, it is absolutely ideal for conversion to high-class tourist accommodation, and this application seeks permission for a change of use of the building into Tourist accommodation for short term lets, enhancing the Manx and rural experience.
7.2 DESIGN APPROACH
The design objectives have been to develop a proposal that: -
7.3 SITE
The site is bounded on all sides by agricultural land, belonging to Ballachrink farm. To the west of the existing storage barn is the main farmhouse, which will provide suitable parking facilities for the visitors. To the East of the existing storage building is the main agricultural buildings and farmyard which will be screened off from the conversion by means of a 1.8m high timber boarded fence, thus preventing tourists access to day to day farm operations.
The proposed scheme would have very little impact on the external appearance of the building, with the majority of the alteration work being carried out internally and to the rear. The existing single storey projection to the rear of the building will be removed and a new single storey extension will be added to provide the second bedroom. All external door openings to the front elevation will have full height shutters, which can be closed when the building is unoccupied to maintain the existing visual appearance.
In order to maximise the stunning views and take advantage of the spectacular sunsets the island experiences, an external patio is proposed to the West of the new bedroom extension. This can be accessed from the property via a set of sliding patio doors off the second bedroom. The new extension will be constructed and finished to match the existing building.
None of the other neighbouring properties are in close enough proximity to be affected by the proposals. 7.4 ORIENTATION The internal layout of the tourist unit has been considered to maximise the orientation of the existing building and views.
7.5 SCALE
The existing building is of suitable scale to accommodate a high standard 2 bedroom tourist property with the addition of a small single storey extension to the rear to replace the existing projection.
7.6 FORM
The conversion works will respect the form of the original building and improve the visual appearance by upgrading the external materials to modern standards whilst maintaining the original appearance. The new single storey extension and external patio area has been designed to be in keeping with the form and scale of the original building.
7.7 MATERIALS
It is intended that the highest quality materials be used throughout the project in keeping with the high-end nature of the scheme. All new roofing slate will be sourced locally to match the existing and will be in keeping with the surrounding area.
7.8 ACCESSIBILITY
The existing private access drive off the B35 Braid to St Marks Road is to be retained for access to the tourist accommodation.
8.0 SUMMARY
In summary: -
In light of the above and the enclosed documents we look forward to your recommendation for approval.
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