Loading document...
Ballachrink, Glen Road, Colby
November 2013
Supporting information for the redevelopment of redundant farm buildings into 6 residential units (including two for tourism)
Planning History
Approval in principle for the redevelopment of the farm buildings into 6 residential units was granted 15th May 2012. A copy of the approval reference: 12/00282/A is attached.
Below is a summary of the relevant parts of the Schedule of Conditions that require additional reports or supporting information:-
Structural Report
A structural report was first undertaken in 2011 for the Approval in Principle Application. The Structural Engineer has now revisited the site and updated the report which reconfirms that the existing farm buildings are suitable for conversion.
It is suggested that although the sheep dip building could be renovated and converted, the most economical solution would be to demolish and rebuild.
The detailed design for the conversion of the buildings and proposed extensions has been prepared in discussions with the planning officer, Sarah Corlett. The design has been refined as necessary to take in to account the officer's comments.
In general the character of the stone barns have been protected with as many of the original openings and details as possible being retained. The external stone walls will be repointed with lime mortar, and other materials will be appropriate for the property e.g timber windows, natural slate roof etc. The extensions are designed to be of a modest size and subordinate to the original buildings.
Oak frame extensions, gable windows and some more contemporary details have also been introduced into the scheme. These are constructed of traditional materials with a scale and construction that reflects the original robust agricultural nature of the farm buildings.
The old cottage will be simply restored and lime rendered. The sheep dip building that connects the cottage to the barn is in a poor condition with a rather unattractive mono pitch roof, however it does form an integral part of this collection of farm buildings. The proposal is to take the opportunity to rebuild the sheep dip in it's entirety, replicating the original openings and general character, especially on the façade facing the main courtyard. The building will incorporate a new pitched slate roof as well as new elements from other areas of the scheme. It is the intention that the rebuilt sheep dip will enhance the courtyard elevation and maintain a coherent group of buildings.
A bat survey was carried out by the Manx Wildlife Trust. A copy of the report dated September 2013 is included with this application.
The report states that 'the results do provide a reasonably high degree of confidence to conclude that there are currently no active bat roost sites within the assemblage of buildings surveyed at Ballachrink Farm'
It suggests that as part of any conversion or restorations, a small number of purpose made voids could be incorporated in the building structure to provide roost sites for bat species. This can be achieved through the simple addition of pre-cast bat bricks or similar structures.
The Manx Wildlife Trust will be contacted prior to the start of the development to identify appropriate locations for such bat bricks and similar structures to encourage bats and swallows to nest.
A measured survey indicating the position trees was undertaken by IOM Groundmodels in 2011. A copy of the survey drawing is included with this application.
A licence was obtained in 2012 for the felling of 4no. multi-stemmed sycamores which were close to the old stone cottage. The position of the trees which have now been felled are indicated on architect's drawing ref: 1106/03.
The majority of the remaining trees are located along the boundary of the site and as such are away from the main construction work. The trees that are adjacent to the long barn will not interfere with the proposed scheme but as a precaution they will be screened off with suitable Harris fencing to protect them during the construction work.
2 parking spaces are provided for each residential unit and tourist unit, totalling 12 spaces. There is also the provision for 5 additional parking spaces for visitors.
The visual impact of the parking has been reduced by splitting the bays up into smaller units to reduce excessive areas of hardstanding. Generally there will be a 'Country Park' feel to the parking areas by using cobbles, or similar, with timber sleepers to act as barriers to define the areas.
The access lane to the tourist accommodation will be gravelled so as not to look too urban.
The Highways Division has been consulted regarding the existing right of way across the site. The Public Rights of Way Officer has written confirming that they have no objection to the proposal subject to complying with certain conditions. A copy of the letter is attached.
The route of the right of way is not affected by the proposed redevelopment and is sufficiently distant from the proposed residential units so at not to impact on the privacy of the occupants of those units.
The route is also positioned so that it can be fenced off in order to protect members of the public using the footpath during the construction work. The Public Rights of Way Officer will be fully consulted should it be deemed
necessary to temporary close or re-route the footpath during certain stages of the construction work.
1391357
Attached copies of the following documents:
Copyright in submitted documents remains with their authors. Request removal
