Explanatory Planning Statement

Ballacotch Farm Cottage, Marown

Explanatory notes to accompany the Planning Application

Planning permission is sought for the restoration and partial extension of Ballacotch Farm Cottage to become the family home of Mr and Mrs Bobby Sadler, who are the Applicants.

The Cottage is substantially intact, despite having been uninhabited for some years. The adjoining Barn is in a ruined state, although most of the stone walls of the farmstead are in a reusable condition. The first Ordnance Survey of the Island in 1867 shows the building complex with much the same layout as it has today, making it one of the earliest small houses in the area to have survived unspoilt. Most of the architectural features have been preserved, and although the property has no major distinction which would qualify for Registration, it is nonetheless an example of a substantial late Georgian-carly Victorian Manx farm cottage, double fronted around a central door and fanlight. The main aspect is northwards, with views of the Central Valley and to Snaefell beyond. Access was originally from the same direction, but the tracks, north and south, have become overgrown.

To the west, the vehicular access from the A24 Braaid-Crosby road into the Ballingan Farm complex has recently been improved, and now only one field separates Ballacotch Farm Cottage from the reorganised farm layout. To connect the Cottage to the road layout would require a track, suitably screened by Manx hedges, of only 120 metres.

This Application is accompanied by a Report by Mr Mike Shute AMIStruct E of Structural Engineering Services Ltd following his structural survey of the complex. The conclusions are that the building is capable of restoration, subject to the detailed recommendations contained in the report. It is envisaged that the extensions can and will match the original masonry as restored, and the roofs, though complete replacements, will be of traditional purple slate. As far as possible, original surviving features, like the sash windows, fireplaces and the central doorway will be restored for reuse.

These proposals have been developed in consultation with the Area Planning Officer whose assistance has been invaluable. Earlier versions of the scheme are attached for information. The proposals as they have evolved have been reduced so that do not extend the overall floorspace beyond the limits of Housing Policy 14. Most of the living space will be within the substantial stone walls of the existing building.