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Proposed Refurbishment of Tholtan at Ballaglonney Farm, Arbory
Planning Statement
1 Introduction This statement has been prepared in support of an application for the refurbishment of a stone cottage at Ballaglonney. It seeks to identify and explain the various consultations undertaken and factors considered relevant. Historically the tholtan is known as "Nancy's"
2 Site Ballaglonney Farm extends to some 80 acres and the tholtan is situated some 100 metres north of the main farm building complex. The 1868 Ordnance Survey map (appendix 1) shows various additional outbuildings but for the present only the stone house remains. The attached photographs (appendix 2) and also the drawing S1 shows the building as existing.
The land surrounding the building is generally flat such that it is not considered that a full topographic survey is required. However, for the purposes of a datum, the line of the first floor is readily visible on the inside of the external walls and this has been retained for the proposed scheme.
3 Agricultural importance The Department of the Environment Farming and Agriculture (DEFA) has been consulted and has no interest at this stage. Their only concern is that, if and when the site is developed and land sold off they should be advised as this will affect the overall size of the farm
ACCEIVED ON 22 APR 2015
DEPARTMENT OF INFRASTRUCTURE
4 Planning policy
The Isle of Man Strategic Plan, Chapter 8 Housing Policy 13 permits rural dwellings that have lost their former residential use to be reinstated subject to various conditions.
From the photographs it can be seen that the tholtan is substantially intact and a report by John Gray, Structural Engineer attached to this statement (appendix 3) confirms that it is structurally capable of being retained.
The policy also requires that it can be readily accessed. While there is existing access, see the proposals contained in paragraph 5 Access, below
Water and electricity must also be available. Manx Utilities have been contacted and have confirmed that their services can be made available. Again see paragraph 6 Services, below
In Housing Policy 14 the replacement dwelling is permitted to have a footprint which is not more than 50% greater than the original building. This condition has been respected in the design shown for proposed dwelling on the accompanying drawings, PA1 & PA2
5 Access
Ballaglonney Farm and the Tholtan are currently accessed via a farm road which meets the main Ballabeg to Ronague road on the outside of a right-angle bend. The farm road forks/divides as required to serve a number of other properties. The lane dedicated to serving Ballaglonney Farm is narrow with high, traditional Manx stone sod hedges/banks either side. While it would require extending/reinstating in part to serve the tholtan
this would take traffic through or near to a working farmyard and necessitate the formation of various passing places which would involve the removal of parts of banks. It is proposed therefore that the tholtan be accessed by a new lane which would be formed, with the requisite passing places and sited close to an existing field boundary. It would be another branch of the farm lane and therefore would not require new access onto the main road and, if permitted would provide an alternative route to the farm, thus affording larger modern machinery easy access without the restrictions of the existing lane.
The various service authorities have been contacted and have confirmed that services can be made available to the site. The replies of Manx Utilities in respect of water and electricity are attached to this report (appendix 4) and formal arrangements will be entered into as and when any development proceeds if planning approval is granted.
With regard to drainage, building control have indicated that prior to any building regulations application, a percolation test will be required to establish the size/length of the tail drains. The requisite percolation tests will be commissioned and as ground drains well there should not be a problem. In a similar way the surface water disposal will be achieved by natural wastage.
Reinstating the former roof structure of the tholtan, in particular the purlin roof with associated principal trusses, creates an interesting roof space which lends itself to having the living accommodation on the first floor. The continued use of the existing first floor level generally means that the ground floor
rooms have a lower ceiling height and are therefore more conducive to being bedrooms, etc.
While as a general rule the existing door and window openings have been respected, the engineer's recommendation that part of the front wall should be rebuilt lends itself to opening up the existing building to link to the new extension.
While modern in appearance the scale and form of the new building respects the existing, the appearance of which remains very much as existing. A deeper roof structure, to accommodate modern insulation requirements raises the external walls by the equivalent of the depth of the fascia with the gables raised and chimneys capped in line with the new roof.
Shelter belt planting is shown on the application drawings and this together with any further planting required by any approval will be progressed as part of the development.
8 Conclusion
"Nancy's" still sits proudly in the landscape and deserves to be preserved. Its four walls meet the requirements of structural stability and the servicing laid down in the strategic plan can be provided. It is accepted however that the formation of a new access is contrary to general requirements but as this is an alteration and improvement to an existing farm road it is hoped that it will be considered acceptable and that therefore approval can be given to the refurbishment of the property.
part of 1868 OS sheet XVI.2 Appendix I.
SOUTH EAST GABLE
SOUTH WEST (FRONT) ELEVATION
Appendix 2. (.)
Appendix 2 (2)
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