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| Ref | Dated Granted | Details |
|---|---|---|
| 09/01557/B | 10.12.2009 | Alterations, erection of extensions, creation of stabling with staff accommodation and home office and landscaping |
| 10/00807/B | 08.06.2010 | Demolition of existing dwelling and out buildings and erection of replacement dwelling |
This report describes the proposed new vehicle entrance, erection of horse walker, creation of staff accommodation and external changes to principal residence for Ballacomish Estate. This document should be read in conjunction with the drawings as listed in Drawing Issue Sheet 914/X/DI/P03 and the accompanying application form.
This application should be considered together with the granted scheme currently afforded to the site 10/00807/B.
Richmond Square was formally known as James Brookman Limited. Any references to previously submitted documents refer to James Brookman documents.
The residential property known as Ballacomish is located in the south of the Isle of Man within the district of Arbory, occupying a prominent site in the village of Colby.
The application site covers approximately 45,423 square metres (11.2 acres). This area sits within a larger site under the ownership of the property which extends in total to an area of approximately 89,030 square metres (22 acres).
The new dwelling and equestrian facilities as granted, 10/00807/B are currently under construction.
The application site has been the subject of a number of submissions in the past, the most recent of which are outlined below. Known applications prior to these were listed as part of these applications.
The most relevant application in regard to this application is the current planning approval afforded to the site, 10/00807/B. Part of this application is for the outstanding vehicular access as referred to in the Design Statement as submitted as part of the granted scheme.
The proposed amendments to the granted scheme have been presented to and discussed with Sarah Corlett, Department of Infrastructure Planning Officer who was of the opinion that the amendments would be beneficial to the scheme as a whole.
Consultations took place with Andrea Georgeson of the Highways Division regarding the visibility requirements for the new entrance, the proposed roadside bin store and the reinstatement of the field gate. Ms Georgeson agrees that a visibility splay of 54m is acceptable at the new entrance. Ms Georgeson also confirmed that the Highways Division have no objection to the creation of the bin store. The field gate would need to be set back approximately 11m from the edge of carriageway and open inwards.
Our proposal takes into account all of these comments.
Richmond Square Design Limited
page 3 of 11
As stated, this application should be considered in conjunction with the granted scheme 10/00807/B. This submission seeks approval for a number of elements. For clarity, these are outlined below:
As cited in the previously submitted Design Statement 914/X/DI/01 (extract, Appendix 1.0) it was always our clients' intention to submit a separate application for the remodelling of the vehicular entrance to the property.
The property is sited in substantial grounds with the existing vehicular entrance being central to the site. By relocating the entrance to the South-East corner of the site these grounds can be appreciated in their entirety on the approach to the property by the creation of a grand avenue more suitable for a property of this grandeur. The driveway is proposed to initially run parallel to the property with a tree lined avenue obscuring the view of the house. The approach continues through parkland setting in which the owner's horses are intended to graze. The driveway gradually turns perpendicular to the dwelling leading to a gated threshold, framing the principal residence and demarcating the start of the formal approach.
The existing main vehicle entrance is proposed to be closed off. The secondary existing entrance is to be utilised as wheelie bin storage. In addition to this it will accommodate the post box and a secure 'drop box' for larger delivered items. This enclosure will also provide easy access to the existing water meter. The existing physical width of the opening is to remain unchanged; rather, it is merely closed-off.
Towards the North of the site, the existing field gate is to be reinstated following use as site access, with a wrought iron field gate which allows access to the stable facilities at the rear of the property. As requested by the Highways Division this is to be set back 11m from the roadside edge. The visibility splays will also be remodelled to allow for improved visibility.
All of the road side openings are to be flanked with high level banking and hedgerow which is to be a mix of planting indigenous to Manx banking. The banking is to run into the side of high level Manx stone walls set back from the road, defining the entrances. Examples of this, as well as an existing substantial road side entrance, can be seen on the neighbouring properties (see Appendix 2.0).
The final designs of the wrought iron gates and railings, as well as the external lanterns, are subject to design development and client selection.
Richmond Square Design Limited
page 4 of 11
The scheme incorporates extensive private equestrian facilities. The client wishes to include a horse walker as part of these amenities. This is a specialist piece of equipment, details of which are included in Appendix 3.0.
The profile of the walker, including heights, has been incorporated into 914 P 902. This drawing shows that it is intended that the walker will be enclosed by new Manx banking. The proposed site of the walker is to the rear of the stables which will mean that it will not be discernable to the public and will not impede on the overall aesthetic of the scheme.
The granted scheme incorporates a spa complex to the North-West corner of the property. As outlined in the previously submitted Design Statement 914/X/DI/01, the design concept for the spa is that it reads as a contemporary extension to the principal residence.
As construction has progressed on site, the overall aesthetic of the main house has been subject to considerable design scrutiny and development. The final construction details, such as the stone and window profiling, have reached a level of sophisticated refinement. The spa complex has been subjected to the same evaluation process. The resultant enhancements require planning permission as the external appearance is proposed to be modified from the granted scheme.
Only the external appearance of the spa complex is proposed to be amended. The footprint and massing of the spa complex are to remain unchanged. The rhythm of the fenestration and the principle materials are unaffected. Additional fenestration is proposed and the apertures elongated which serves to reflect and emphasise the elegance shown by the classical proportions of the main house. External louvres have been introduced as a means of providing shade to aid reducing solar heat gain to the gymnasium and pool. The louvres also provide a strong contemporary element to the facades.
It is felt that these amendments enhance the property as a whole by accentuating the distinction between the classical and the contemporary aesthetic.
In addition to this amendment, the client has requested that the first floor be extended over the rear entrance. This request has afforded the opportunity to create a more elegant rear façade. Subsequently, it was felt that this façade along with that of the kitchen would benefit from being entirely finished in stone. This decision rationalises the use of stone on the principal façades as all of the projected bays are to be stone clad.
These amendments are deemed as substantial enhancements and improvements to the overall aesthetic and materiality of the property.
For clarity, areas that remain unchanged from the granted scheme have been 'grey-ed' out on the submitted plans and elevations.
The present scheme has two separate garage buildings at the rear of the main residence. Currently, the first floor of one has approval to be used as staff accommodation. The first floor of the second garage building has approval for use as office space.
Our client wishes for both first floors of the garage buildings to be utilised as accommodation, therefore this application is for the creation of staff accommodation at first floor level of the second garage. The external appearance of both remains unchanged from the granted scheme.
Richmond Square Design Limited
page 6 of 11
In summary it is our belief that this amended planning application should be supported for the following reasons:
Richmond Square Design Limited
page 7 of 11
In order that the main residence read as part of a considered cohesive scheme it is intended that the existing equestrian facilities be demolished in their entirety. The application site has obtained previous planning permission for an enclosed ménage (08/07966/B). In light of this approval it is proposed to create a small equestrian facility that compliments the main house as a key element of the master plan as well as its appearance.
The proposed facilities will include a new riding arena sited to the North corner of the site at the rear of the main house. The natural ground levels and existing vegetation aid in screening the mass of the building and it is the intention to add to these as part of the planting scheme.
The stable and associated stores will be arranged around a classical court yard which is accessed between garage blocks. These 'gate-houses' are designed to compliment the main house and are intended to reflect traditional carriage buildings. The first floor of these buildings will provide staff accommodation and a home office.
The master plan of the grounds will also include a substantial level of new planting to form formal gardens, vegetable gardens, lawns and recreational areas around the property. It is intended that the large lawn to the South of the property will be transformed into parkland styled ground with estate fencing around the perimeter as well as a cattle grid to allow the free movement of animals.
It is the client's intention to submit a further application to remodel the existing entrance gates/area to be more in keeping with the proposed scheme at a later date.
In conclusion it is our belief that this proposal fulfils the potential of the site in the creation of a substantial private residence whilst remaining respectful of its location. A property of this standing is also in keeping with the islands economic strategy to encourage high net worth individuals to the island. The proposal is to create a coherent and fully integrated design both internally and externally to provide an elegant and classically designed country residence which can form part of the Islands future heritage.
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