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Ballamona Estate<br>Estate Farm House, Old Castletown Road, Port Soderick, Isle of Man, IM4 1AT
Issue Status Planning Application
Prepared For DoLGE For and on behalf of Andrew Mcgee April 2010 919/X/DS/01
This report describes the proposed development of Ballamona Estate for the Estate Farm House (previously referred to as the cottage) and should be read in conjunction with the drawings as listed on the Drawing Issue Sheet 919/X/DI/P01 and the accompanying application form.
This application is for the renovation, partial demolition and extension to an existing farmhouse.
The Estate Farm House 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 2098.70 square metres (0.52 acres) 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 is consists of a number of buildings including a principal residence, a derelict water mill traditional Manx stone barns, a number of smaller outbuildings, a road side gate house and the estate farm house which is the subject of this application. 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 initial outline masterplan is illustrated on drawing 919 P 001. This planning application should be reviewed as part of this larger scheme and substantial redevelopment of the site.
Planning applications for the Manx stone barns and the mill building have been submitted, 10/00339/B and 10/00340/B respectively.
James B. Scherer
919 X D1/01
The existing estate farm house has been poorly maintained over the years and has a number of illconsidered extensions and additions which has detracted from the original traditional and typical farm house character of the property. These have been designed erected and unsatisfactorily constructed. Original fenestrations have been disproportionately increased in size and modern Velux style rooflights added on the garden side elevation. The original Manx stone facades have been 'patched' with cement and in some areas brick has been used.
There are currently a combination of white and grey plastic rainwater goods on the property and a mix of bulky timber framed modern white windows which have poorly proportioned glazing bars, not all of which are double glazed. There is evidence of a pitched porch having been removed from the main doorway.
The property has been vacant and therefore neglected, for sometime.
There is an additional Manx stone out building adjacent to the property which we wish to encompass as part of the main residence. This is currently being used as a store and is in a state of disrepair. Over sized windows have been poorly fitted to the side elevations, with small high level windows at the gable ends.
A topographical survey has been carried out on the whole site.
The following images demonstrate the current condition of the property. {{image:265053}}
Image 1 _ Partial rear elevation showing modern oPVC windows, modern skylights and outbuildings
Image 2 _ Partial rear elevation showing oversized windows and extensions {{image:265056}}
Image 3 _ Side elevation showing roofs of extensions and start of existing garden wall
Image 4 _ Front elevation showing extensions
We are unaware of any recent planning application pertaining specifically to the farm house in Ballamona Estate.
The proposal has been considered and developed with reference to:
c. contribute beneficially to the character of the countryside as viewed from highways, footpaths or other places accessible to the public.
Such buildings must be structurally intact, and structurally capable of renovation.
a. Where practicable and desirable, re-establish the original appearance of the building; and b. Use the same materials as those in the existing building or building.
4.92 "Ballamona Farm and its cut buildings have generally fallen into disrepair although their renovation could be achieved with conversion to residential purposes. It has been suggested that the need for the outbuildings in agricultural terms is no longer apparent....The outbuildings are relatively small in terms of their scale and the array of door and windows would lend themselves easily to conversion with only minor alterations, to residential accommodation." 4.93 "The view of the existing buildings should not as such alter significantly from the present situation"
Guidance in regard to this application as well as the masterplan for the site has also been obtained from the Director of Planning, Mr lan McCauley as well as Planning Officer, Mr Anthony Holmes as well as Conservation officer Mr Steven Moore.
As previously stated, the existing farm house has been vacant for a number of years. This proposal seeks to re-establish the original character of the farm house and create private guest accommodation as part of the overall Estate masterplan.
The existing farm house is to remain fundamentally unchanged. This proposal seeks to reinstate the traditional detailing and proportions that would have originally existed on the property. In general, it is proposed :
All of these details are to be replicated on the proposed extension.
Three small dormer window extensions are proposed on the existing property along with two conservation rooflights which are more appropriate to the style of the property. The dormer windows will be on the front façade of the building as this style is considered more in-keeping with the existing property. The introduction of dormer windows allows the rooms at second floor level to benefit from the fantastic views afforded by the site. The dormer windows on the existing property are to be Manx stone with lead cheeks.
It is proposed to demolish the existing poorly constructed and incongruous single storey stepped monopitch side extensions. A new two storey pitched roof extension is proposed to be erected to provide additional living space and a master bedroom suite. The aesthetic of this extension is sympathetic to the main body of the farm house and does not detract from its traditional symmetrical proportions. This is achieved by ensuring that the extension is perceived as a subservient later addition to the main house. The extension is set back from the main house, the ridge line is lower and it is proposed that the extension will be white rendered. The chimney stack will be Manx stone to match those of the existing house. The fenestration positioning and sizes will be as the existing property. This main extension has been considered in light of the Estate master plan and aims to achieve a cohesive high quality property.
There is a large self seeded sycamore tree close to the main house and the adjacent out building. The roots of this tree are currently undermining the structural stability of the out building and are believed to be encroaching on the farm house. It is therefore proposed that this tree be removed as part of the works in order to prevent future problems.
In addition to the tree affected its stability, the existing out building adjacent to the main house is built directly onto the soil with no foundations. It is therefore proposed that this building be demolished and rebuilt with adequate foundations. It is intended that the building be re-erected in the same form and size and using the reclaimed materials where feasible. It is proposed that the building be relocated back from the road side to be in-line with the front face of the main house allowing it to be incorporated into the footprint of the main house. This will be linked to the main house via a traditional timber and glass link to specialist design. It is proposed that this existing Manx stone building will be white washed so not to detract from the proportions of the main house and to read as an addition.
The immediate surrounding area will also be developed in conjunction with the building and have been considered as part of the Estate masterplan. A walled garden is proposed which will assist in segregating the property from the main house and in particular the estate offices whilst serving to define the courtyard area of the latter. The gardens are part of the overall scheme for the Estate which is to include vegetable gardens, herb gardens, orchards and specialist livestock. Therefore, a specialist landscape architect and gardeners will be appointed to assist in the design of the gardens and associated hard landscaping. They have been shown on the drawings at an approximate height and outline. The materiality of these walls will suit those of the Estate, Manx stone, and Peel brick with timber doors.
In summary it is our belief that this renovation, partial demolition and extension planning application should be supported for the following reasons:
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