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Ballamona Mill, Old Castletown Road, Port Soderick, Isle of Man, IM4 1AT
(Formerly Department of Locat Govemthent \& Environment) For and on behalf of Andrew Mcgee March 2010 (appended September 2010)
This report describes the proposed development of Ballamona Mill and should be read in conjunction with the drawings as listed on the Drawing Issue Sheet 918/X/DI/P01 and the accompanying application form.
This application is for the refurbishment of an existing derelict mill building into private residential accommodation as part of a master plan for the estate site as a whole.
The derelict Ballamona Mill 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 10,804 square metres (2.67 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 farm house, traditional Manx stone barns, a number of smaller outbuildings, a road side gate house and the derelict water mill 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 918 P 001. This planning application should be reviewed as part of this larger scheme and substantial redevelopment of the site.
The building has not been a working Mill for some time and has fallen into a dilapidated state as illustrated by the photographs below. Exact dates as to its last use as a Mill are unattainable. The ivy and weeds that have engulfed the property have destroyed the roof.
The existing Manx stone structure is substantially intact and structurally capable of renovation. This view is supported by Curtins Structural Engineers who have been consulted as to the structural stability of the building and suitability for renovation as a residential property.
There building has a number of small openings on the front and rear elevation with additional larger openings at ground floor level to the rear and front of the property and at first floor level to the side. A topographical survey has been carried out on the whole site.
The following images show the condition of the building before the overgrown vegetation was removed to enable a survey of the property to be carried out, as shown on drawing $918 \times 100$.
Image 1: Front of property taken from private road _ east elevation
Image 2: Rear of property _ west elevation
Image 3: Side of property north elevation
We are unaware of any recent planning application pertaining specifically to the Mill site. NB Please see addendum.
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 out 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"
B/RES/PR/22 - BALLAMONA FARM 4.179 THE FOLLOWING DEVELOPMENT WILL BE CONSIDERED ACCEPTABLE WITHIN THE CURTILAGE OF BALLAMONA FARM.
We have been in correspondence with Building Conservation Officer, Mr Stephen Moore in regard to the Mill as well as the development of the site as a whole. After visiting the site Mr Moore felt that the Mill was not of architectural significance or interest but is "clearly of merit" (quoted from e-mail received 25th September 2009).
Guidance in regard to this application as well as the masterplan for the site has also been obtained from the Director of Planning, Mr Ian McCauley as well as Planning Officer, Mr Anthony Holmes.
The original use of the Mill is now fully redundant. The proposal seeks to change its use to residential property. It is intended that this building will serve as guest accommodation as part of the overall estate masterplan.
The proposal seeks to retain as much of the existing fabric of the Mill as feasibly possible therefore retaining its character and history whilst considering its aesthetic as part of the Estate masterplan.
It is proposed that the external shell of the building will be retained in its entirety and no additional openings will be created. Rather, the existing opening will be utilised as the windows and door openings with metal frame casement windows and stone window sills. Timber framed doors with metal frame and glass inserts will also be incorporated. These existing openings are in keeping with the fenestration proportions and positioning as outlined in Planning Circular 3/91, and are typical of a residential Manx cottage. The proposed metal framed windows emulate the existing style of the windows found on the Barns elsewhere on the estate. The large existing opening on the front façade is proposed to be blocked-up. Externally fixed timber panels will be introduced to create the appearance of garage doors.
The existing tiled roof of the main body of the building and the corrugated sheet roof of the garage is to be replaced with a natural slate roof as typical of Manx cottages of this ilk and as the other buildings on the site. The existing Manx stone walls will be renovated using a lime mortar.
The proposal does not seek to extend the building in anyway. The three bedroom property is designed to work within the building fabric. It is proposed that the main living accommodation will be situated on the first floor to take advantage of the surrounding views and to work with the natural levels of the site.
The immediate surrounding area will also be developed in conjunction with the building. A designated driveway and parking bay will be created. The existing pond will be increased in size utilising the natural fall of the site. A ménage is also proposed to be linked to the Mill but will serve the site as a whole. Additional planting and the creation of raised banks to maintain the properties privacy are also proposed.
In summary it is our belief that the renovations and change of use planning application should be supported for the following reasons:
The application to which the above statement was enclosed was formerly granted planning approval on 20 September 2010 (reference 10/00340/B).
This addendum describes the proposed extension to the original proposal and should be read in conjunction with the drawings as listed on the Drawing Issue Sheet 918/X/DI/P02 and the accompanying application form.
This application is for a first floor extension to compliment the approved refurbishment of an existing derelict mill building into private residential accommodation as part of a master plan for the estate site as a whole.
The condition of the building remains as described in the section on page 3. For information we have enclosed the drawings which were approved with the previous application to show how the building will look without the extension.
Approval was granted to convert the Mill into domestic accommodation (reference 10/00340/B) on 20 September 2010.
The proposal has been considered and developed again with reference to the publications previously listed on page 4 .
PROPOSAL
Having obtained approval for the change of use to residential property our client is now actively promoting both the site and the Isle to visitors and clients. As previously stated it is intended that this building will serve as guest accommodation as part of the overall estate master-plan. Our client now resides on the estate.
The original proposal retained as much of the existing fabric of the Mill as practically possible therefore retaining its character and maintaining its aesthetic as part of the Estate master-plan.
The new extension intends to provide further bedroom accommodation at first floor level and open up the ground floor master suite to the outstanding south-west views from the Mill.
Whilst local and traditional materials will be used in the main fabric, the new work aims to settle against the existing building as a true extension, sympathetic to the agricultural style of making use of the materials around.
In order to maximise the views however, and bring in plenty of daylight, a new aluminium framed bay window is proposed on the elevation facing south west. This follows the extension theme from Manx stone through brick to a contemporary conclusion. This bay will also provide passive heating to the building by way of absorption of sunlight.
We have raised the height of the fixed panel doors to suggest a precedent for the extension but also to create a more random/functional appearance to the east elevation.
The surrounding environment will also be sympathetically refurbished as described in the section above.
Our summary is identical to the previous application as they are still relevant. It is our belief that our application for the extension when viewed in conjunction with the previously approved renovations and change of use application should be supported for the following reasons:
The proposal adheres to planning guidelines.
BALLAMONA MILL JOB No 918
PURPOSE OF ISSUE
File Client Contractor Quantity Surveyor Structural Engineer Local Planning Authority Building Control M\&E
DATE OF ISSUE
Dwg. No. Size Drawing Title EXISTING $\times 001 \quad$ A1 Location Plan $\times 002 \quad$ A1 Overall Site plan $\times 003 \quad$ A1 Site Plan \& Roof Plan $\times 100 \quad$ A1 Floor Plans \& Elevations $\times$ PH 01 A3 Photographs
P 001 A1 Location Plan P 002 A1 Overall Site plan P 003 A1 Site Plan \& Roof Plan
P 100 A1 Floor Plans \& Elevations P 101 A1 Floor Plans \& Elevations
DOCUMENT ISSUE SHEET 1001468
A Approval / Comment P Planning
A Approval / Comment P Planning
A1 1
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