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10 Ballaterson Road, Peel, Isle of Man IM5 1BJ Tel: 426277 email: [email protected]
PLANNING APPLICATION FOR THE CONVERSION & EXTENSION TO FORMER AGRICULTURAL BUILDING at BALLAWILLYN FARM, PEEL ROAD, ST JOHNS for MR. & MRS. C. OWEN. SUPPORTING INFORMATION STATEMENT Job Reference 2020/49/06 Introduction This Supporting Information Statement accompanies the full planning application for the conversion and extension of a redundant agricultural building within the site known as Ballawillyn Farm, Peel Road, St Johns. In this Supporting Information Statement, the existing site, adjoining facilities, and the development proposals are discussed in full and should be read in conjunction with the following: -
Existing Site The application site comprises the group of buildings associated with Ballapaws Boarding Kennels and Ballawillyn Farm, Peel Road, St Johns in the parish of German. The site is located to the south of the A1 Peel to St Johns Road and is accessed by a private lane. The group of buildings include a residential farmhouse, a single storey boarding kennels and several outbuildings with various ages and condition. The building that forms the basis of this planning application is a former agricultural building located to the west of the farmhouse which is in a poor state due to the loss of the slate roof several years ago. Details of the existing structure can be found on CJ Design Limited drawing number 2020/49/03, including photographs. There are four stone walls standing with the majority up to former roof level. The original roof comprised of natural slate over timber rafters and purlins but this was damaged beyond repair in a storm several years ago so was removed by the applicant on safety grounds. A structural report prepared by BB Consulting Engineer’s is included in this planning application outlining the structural condition of the existing structure.
The boarding kennel facility is operated by the applicants and employs several staff members to look after dogs during the day (daycare) plus overnight boarders. The kennel facilities are located to the north east of the residential property, a significant distance away, refer to CJ Design Limited drawing numbered 2020/49/02.
The residential property, boarding kennels and outbuildings are accessed via a singletrack lane from Peel Road with appropriate passing places. There are ample parking facilities available for the residential property, kennel staff and daily visitors in association with the kennel business.
Planning History The application site has been under the applicant’s ownership for several years and during this time three planning applications have been submitted. These are as listed below for information: Application submitted by Applicant Ref Status Details 16/01037/B Permitted Erection of two storey extension to residential property 10/01575/B Permitted Alterations and extension to residential dwelling 10/00988/B Permitted Erection of replacement outbuilding to create dog kennels and conversion of old cottage to provide reception/staff accommodation Client’s Statement There is currently a very big lack of pet friendly accommodation on the Island and I believe that by renovating the Old Mill into an attractive property for people to spend a valuable time away with their pets is invaluable. Whilst using the converted building, if the pet owner wishes to go on day trips exploring the island, then Ballapaws can provide a daycare facility for their pet also. Furthermore, not only will also generate an extra income but it will also prevent a beautiful old building from deteriorating into rack and ruin. I respectfully request that planning permission is given in order to improve our Islands facilities and to attract possible professionals visiting our Island who in turn may want to live here in future. Planning Policy Draft Area Plan for the North & West No reference is made to the Ballawillyn Farm or associate site in the written documentation or the maps. 1982 Development Plan No reference is made to the Ballawillyn Farm or associate site on the map.
| Ref | Status | Details |
|---|---|---|
| 16/01037/B | Permitted | Erection of two storey extension to residential property |
| 10/01575/B | Permitted | Alterations and extension to residential dwelling |
| 10/00988/B | Permitted | Erection of replacement outbuilding to create dog kennels and conversion of old cottage to provide reception/staff accommodation |
Isle of Man Strategic Plan 2016 Within the Isle of Man Strategic Plan 2016, the following policies are of relevance to this application. The relevant Strategic Objectives and Policies have been referenced only with a explanation as to why we believe the proposals comply with the policies. The following should be read in conjunction with the published Government document.
Strategic Policy 1 This proposal seeks to optimise the use of the current agricultural land by diversifying the original use of the site to make the farm more sustainable by use of tourism.
Strategic Policy 8 This proposal does not adversely affect environmental, agricultural and highway interests and would enable the enjoyment of the natural countryside whilst providing additional dog day care facilities.
General Policy 3
Housing Policy 11
Business Policy 1 The proposed tourist facilities will enhance employment opportunities throughout the island.
Business Policy 14 The conversion would provide high standard tourist accommodation that can be used in conjunction with the dog kennels to provide guests self-contained dog-friendly accommodation.
Scheme Proposals This application seeks full planning approval for the conversion and extension to the rear of an existing agricultural building which has lost its former use to create 3 bedroom (dog friendly) tourist accommodation. One bedroom is proposed on the ground floor to make it more suitable for use by an elderly person or a person with limited mobility. The proposed tourist accommodation is to be used on a short-term rental basis and care provide dog day care facilities to the guests during their stay. This building is unsuitable for use as a modern agricultural building due to its narrowness and proximity to the main farm house. However, it is ideal for conversion to self-contained tourist accommodation with the addition of a modest extension, and this is the use proposed under this planning application. The notion is to convert & extend the building into a single family sized accommodation who wish to bring their dog on holiday with them. We understand there are very few short term let tourist premises that allow dogs on the island and due to the proximity to the dog kennels, the proposed accommodation will offer services not widely available elsewhere on the island.
The proposed scheme would have very little impact on the external appearance of the building when viewed from the main entrance and courtyard. In order to comfortably accommodate the first floor bedroom within the existing structure, it is proposed to increase the ridge height approximately 750mm above the original. The eaves height and gable walls will be increased in height accordingly. The first floor accommodation will be accessed via a staircase adjacent the front door with a two storey, open plan Lounge and bedroom contained within the existing structure at ground floor level. A second bedroom is then proposed off the staircase within the existing building which will also have access to the external staircase located on the gable of the existing building.
A modest extension is proposed to the rear which will be constructed in materials to match the original building. The extension has been positioned at the rear of the existing building to reduce the visual impact on the existing structure whilst providing a high level of privacy between the new tourist unit and the existing farmhouse. This extension will also allow views from the master bedroom over the fields and hills beyond.
The existing ground level to the rear of the building will need to be reduced in order to construct the extension and access path around. Approximately 100 cubic metres of material will need to be excavated and this will be either used around the farm in small areas or removed from site and disposed of at a licenced disposal centre.
Following excavation for the extension a private, rear garden will be provided having a level approximately 1.4m above the ground floor level of the property. This garden will be accessed via concrete steps and the retaining wall will have a stainless steel
handrail & balustrade with glass infill to maintain views from the property over the garden and to the hills beyond.
None of the other neighbouring properties are in close enough proximity to be affected by the proposals. The converted building is located in excess of 40m away from the kennel facilities and has the residential property between it and the kennels thus ensuring the noise levels are kept to a minimum.
Two dedicated car parking spaces will be provided adjacent to the existing external staircase for use by the guests during their stay.
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