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Proposed Barn Redevelopment at Upper Kerrow Moar, Kerrowkeil Road, Grenaby, Ballasalla, Isle of Man IM9 3BB
July 2023 Prepared by: Ellis Brown, Architects 12 Strathallan Crescent, Queen’s Promenade, Douglas IM2 4NR
Proposed Barn Redevelopment at Upper Kerrow Moar, Kerrowkeil Road, Grenaby, Ballasalla, Isle of Man IM9 3BB
The existing property at Upper Kerrow Moar Farm, Grenaby consists of 3 redundant barns and a large agricultural shed. The property and outbuildings are not being utilised, and the applicant wishes to redevelop two of the Barns into self-catering accommodation in accordance with business policy 14, 11, 12, environmental policy 16, General policy 3, and housing policy 11 . The property affords good views to the south with surrounding flat land creating opportunities for additional parking and soft landscaped gardens. The barns are set back from the current access off Kerrowkeil road.
Planning discussions. The proposals were sent to South Planning for Pre consultation input on the 23rd December 2022 and feedback gathered by 08 February 2023. We received feedback from the following officers:
Appendix B attached is a record of this feedback.
Barn 1: Barn one is an existing redundant single storey on the left-hand side of entrance to the property. The walls are Manx stone and the roof covering artificial slate.
Barn 1 Barn 2 Barn 1 (rear)
Barn 1 – Internal Existing residence Barn 1 (front)
Proposed Barn Redevelopment at Upper Kerrow Moar, Kerrowkeil Road, Grenaby, Ballasalla, Isle of Man IM9 3BB
Barn 2: Barn two is an existing redundant double storey also on the left-hand side of the entrance and currently has a set of high stairs between itself and Barn 1. The east side has a catslide roof.
Barn 1 Barn 2
Barn 2 Barn 2 (rear)
Barn 2 (rear) Barn 1 (rear)
Proposed Barn Redevelopment at Upper Kerrow Moar, Kerrowkeil Road, Grenaby, Ballasalla, Isle of Man IM9 3BB Barn 3: Barn three is an existing redundant single storey barn with a lean to roof on the right-hand side of the entrance to the property. Barn 3 Barn 3 Agricultural shed.
Proposed Barn Redevelopment at Upper Kerrow Moar, Kerrowkeil Road, Grenaby, Ballasalla, Isle of Man IM9 3BB
A very large derelict agricultural shed exists adjacent to the south.
Structure: A review of all barns revealed that no structural survey was required. The stone walls are intact and may need to be pointed in areas where some of the plaster has come out. The existing slate roofs will be removed and replaced with new natural oak rafters and natural slate.
Some excavation will be required around the base of the barns at ground floor level to make room for the new pathways and patios but has no impact on the structure.
Internally in Barn 2 the existing timber first floor will also be removed to make room for a new timber floor. Barn 3 the roof will be removed and replaced with rafters and natural slate. We believe it has no impact on Subsection (b) of Housing Policy 11
Landscaping: There is no immediate native or protected species of shrubs, hedge or tree around the proposed development. 100 metres to the south is the the statutorily designated Grenaby Gareys Area of Special Scientific Interest (ASSI) which our client is aware of. The development has no impact on this area either.
A preliminary survey was conducted, by Nick J Pinder of the Manx Bat Group, in response to a proposed barn redevelopment at Upper Kerrow Moar, Kerrowkeil Road, Grenaby. The report, prepared in line with Bat Conservation Trust's guidelines, aims to assess the potential impact of the proposed development on bats and birds. The survey revealed that Barn 1 has some suitability for bats and will require an emergence survey in May/June, while the other stone barns exhibit low suitability for bats due to the presence of terrestrial and avian predators. The agricultural barn has no suitability for bats. Bird nests will require some mitigation for jackdaws and swallows. The report provides an evaluation, impact assessment, caveats, and mitigation measures, and concludes that the proposed development is unlikely to have a significant impact on the local bat and bird populations.
Figure 1: barn 1 & 2 proposal
Proposed Barn Redevelopment at Upper Kerrow Moar, Kerrowkeil Road, Grenaby, Ballasalla, Isle of Man IM9 3BB
Design and its surroundingsThe current redundant barns are no longer utilised on the property. The client wishes to invest in restoring 2 of them to be utilised for self-catering tourism with associated parking and new native soft landscaping. There are no areas of semi-natural habitat, including trees and hedges, that need to be removed to facilitate the re development.
The first-floor bedroom has a new en-suite and makes use of a Velux sloping roof light on the north and Velux rooflights on the south. A sloping rooflight also affords the opportunity to bring natural light into the new stairwell on the north side. Adjacent to Barn 1, on the south elevation, a new paved patio with a low wall provides some privacy and space to enjoy the outdoors.
A living room with vertical slotted windows on the north, a wood burning stove and new windows/doors in existing openings on the south side, create a more private space. A new staircase off the hall/kitchen provides a link to two new bedrooms with ensuite’s on the first floor. The existing lean-to roof becomes a balcony with a glass handrail to take advantage of the views to the east, west and north. A sunroom extension will be tucked away at the rear of the barn for reduced visual impact, following the style of the barn with an open steel spiral staircase to maximize western sun into the sunroom and the view from the barn. The extension is below 50% of the original footprint, so it adheres to Housing Policy 15.
New landscaping and natural stone pavers provide a patio to the south as well as kitchen courtyard space to the west
Agricultural Shed: The large derelict agricultural shed will be removed making room for a stone chip/gravel parking area, low 600mm walls and access points to the remainder of the property. The concrete hardstanding area to the east of the shed is to be removed. This area will be returned to grassland with wildflower meadow species added.
Figure 2:Site plan
The applicant is aware of the historical significance of structures like Barns on the Isle of Man. Materials to be used in the conversion, are sympathetic towards this and noted below and on the proposed elevations & site plan:
Existing external Walls: Natural stone to be retained and where removed, to be stored for use on the alteration (i.e.: Like window openings being made longer)
New external walls: Natural stone to match existing
Proposed Barn Redevelopment at Upper Kerrow Moar, Kerrowkeil Road, Grenaby, Ballasalla, Isle of Man IM9 3BB
Roofs: All new roofs to be natural slate as per example below (Or equal approved) in areas where we are not using solar collectors.
Fenestrations: The existing and new fenestrations will have powder coated aluminium frames with double glazed glass to match the existing home.
String Course and mouldings: Around fenestrations and at balcony level on Barn 2, plaster mouldings are proposed as used at Eyerton Cottage Barn restoration in Mount Rule Road, Crosby.( Eyreton House ,Eyreton Road, Crosby Marown IM4 4BU )
New low 600mm walls: Natural pointed dry-stone stacking with capping.
Hard surfaces: The use of stone chips & natural pavers combines with the soft landscaping above
Proposed Barn Redevelopment at Upper Kerrow Moar, Kerrowkeil Road, Grenaby, Ballasalla, Isle of Man IM9 3BB
Soft landscaping: All soft landscaping proposed to be in keeping with native species found on the Isle of Man. Concrete hard standing beyond derelict shed to be turned into a meadow with hedge row boundary also.
Internal Finishes: The use of natural timber for joinery, natural stone tiles & exposed timber trusses allow us to continue the countryside Aesthetics internally too.
Energy efficiency: PV Solution: The client has elected to install a solar photovoltaic (PV) system which will provide power for an EV charger.
Heat pump: Kensa EVO ground source heat pump or equal approved with an A+++ rating in energy efficiency. (Or equal approved)
Under floor heating: Water based under floor heating system to be used on ground and first floors.
Proposed Barn Redevelopment at Upper Kerrow Moar, Kerrowkeil Road, Grenaby, Ballasalla, Isle of Man IM9 3BB
EV Charge: EV Pro earth type 2 or equal approved car charging station to be provided in positions shown on the site plan.
Conclusion. The rejuvenation of countryside properties remains at the forefront of maintaining and protecting the quality of the countryside. Where redundant barns are no longer utilised as such, the transformation into a long-term usable space is imperative. Through sympathetic design and the utilisation of materials and features that conserve the original buildings construction, the proposal is to transform these barns on a countryside property into a once again usable space that will enhance the Isle of Man countryside.
Proposed Barn Redevelopment at Upper Kerrow Moar, Kerrowkeil Road, Grenaby, Ballasalla, Isle of Man IM9 3BB
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