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We are unaware of any planning applications that relate specifically to the house; the only known application associated with the site is that listed below albeit it does not pertain to the main house
98/02162/8 13.05.1999 Creation of a footpath and cycleway between Ballaughton Manor and New Castletown Road, alongside Saddle Road, Douglas.
There is currently no Area Plan in operation for the East and therefore reference has been made to the Development Plan as well as the Strategic Plan.
Reference has also been made to Planning Circular 8/89, Low Density Housing in Parkland which clarifies this demarcation as "existing low density housing in parkland (marked "PE" - Private Estates - on the Development Plan)" being defined as "fine buildings and mature trees standing in landscaped grounds". It is acknowledged that these existing estates make a "positive contribution to public amenity", and this aspect has been carefully considered in the development of the proposal, as it is felt that the proposed development and enhancement of Ballaughton Manor shall enable it to continue to contribute to the heritage of private estates on the island.
Prior to Richmond Square's involvement with the scheme we are aware of consultations that have taken place between the then conservation officer, Mr Stephen Moore, and our client's previous team whom discussed the prospect of developing the property December 2014 although this did not develop beyond initial enquiries.
The following outlines additional consultations that have been undertaken as part of the design process with issues identified being resolved in the evaluation of the scheme design.
As previously mentioned, our client's preceding advisors had consulted with Mr Moore regarding the concepts of demolition and/or extension to the property and we understand that the following potential options were discussed:
Based on the feedback provided to our client the proposal has been developed which combines items 2 and 3 listed above, effectively retaining the front of the property in its entirety.
Mr Moore also advised of careful consideration to the materiality of any new build element as stone facades had been discussed. He also affirmed that would not be opposed to development to the rear of the property as indeed the site lends itself to any such development and the rear of the property as any such development would be concealed from the main approach.
The proposed scheme has been presented and discussed with Ms Jennifer Chance, Head of Development Management.
PLANNING & BUILDING COUNCILS RECEIVED ON 24 AUG 2015 DEPT OF ENVIRONMENT FOOD AND AGRICULTURE
The proposed drawings have been presented to the adjoining neighbours along Harcroft Road adjoining the property and therefore deemed to have the most interest to the proposed works as the proposed garages shall be sited close to their properties:
The concept of retaining the site as a large family home and private estate was positively received. Concerns and comments were raised regarding the maintenance of the large sycamore trees along the boundary of the Property, but it was acknowledged that these trees are registered and as such any works required or requested are to be agreed with DEFA.
A number of house calls were also made to the property known as 'The Croft' off Saddle Road, adjacent to the entrance of Ballaughton Manor and the proposed siting of the gatehouse, but the occupier was unavailable.
Being demarked as a Private Estate, in accordance with Part 4, Paragraph 16 of the 1982 Development Plan Order all of the trees on the site are deemed registered. Accordingly a meeting was held on site with Mr Doug Chalk of DEFA, 17th August 2015, to discuss the possibility of removing some of the trees.
Mr Chalk advised on the species of key trees as well as advising on the suitability of those we wish to be removed. Drawing 1503-P-0002 annotates those trees that have been agreed to be removed. The possibility of removing additional trees, namely the yew tree and the small cluster of cyprus trees at the end of the approach driveway, was discussed but Mr Chalk advised that he would prefer these to be retained and therefore these have been incorporated into the proposed landscaping design. In addition to those to be removed in the vicinity of the house there are some cyprus and pine trees that have been agreed can be removed to enable the positioning of the gatehouse. Subsequent correspondence confirming his acceptance of these proposals is annexed to this Design Statement (Appendix 1).
Otherwise, due to a number of the trees requested for removal being suppressed or their type, such as conifers, being of no particular interest, it was agreed in principle with Mr Chalk that these could be removed.
Mr Chalk also advised that a number of the large beech trees on the approach driveway are thought to be amongst the oldest on the island. It was therefore agreed that works to the exiting approach driveway should be kept to a minimum and the concept of overlaying the existing tarmac was agreed so not to cause unnecessary disruption or potentially damage the tree roots.
In addition, the concept of pruning the same trees - which currently overhang the approach driveway - was agreed so not to damage the branches during the construction of any approved works.
From the projects inception it was envisioned that a new principal residence would serve to:
The design objectives from the outset have been to develop a proposal that:
The floor area of the existing property is circa 714.7m² (7,693ft²). This floor area has been calculated in accordance with the definition as outlined in Appendix 1 of the Strategic Plan. Following this same definition, this proposal has a floor area of 2,167m² (23,338ft²) excluding the basement and garage accommodation.
The proposed increase in scale of the property has been influenced by the requirements of modern family life and lifestyle expectations dictating the accommodation requirements of the scheme. In brief this comprises a super-room containing living, dining and kitchen, a great hall (which references a key feature of manor houses), six bedroom suites with ensuites, leisure facilities, and entertaining spaces for guests as well as private, more secluded spaces. In addition permanent office facilities for the principal are also accommodated for.
The existing ridge height of the property is to be kept the same for the new property with the garages being lower. Due to the fall of the site the ridge line of the main house is below that of the closest adjoining neighbours on Harcroft Road.
The space requirements of our client and his family have informed the layout and function of the spaces on all floors of the property. Our client has a large extended family, including four daughters and elderly parents, all of whom live at home. Accordingly the house has been designed with six bedroom suites in addition to the master suite. The suites over the garaging at the rear of the property provide accommodation for our client's large extended family that often visit for months at a time.
The proposal included the creation of a lower ground floor with entertaining facilities and stores. There are exiting store with the property some of which are intended to be retained as such but due to the restricted head height of these spaces they can not be fully utilised as functional rooms hence a reduced dig is proposed enabling additional floor space to be created without increasing the overall footprint on the site.
Akin to the layout of the existing manor house auxiliary, back-of-house functional rooms are provided for retaining the typology of the manor house.
Our client is a key businessman on the island, whom also has multiple business activities throughout Europe, who requires a space for home business meetings as well as his many work related functions including a dedicated home office to enable him to work according to time zones. This requirement, whilst maintaining the privacy of his family home, has influenced the decision to include entrances on three of the four elevations with the fourth providing direct access to the external entertainment spaces. A property of this scale shall enable our client to host corporate functions as well as support the charitable foundations associated with his companies by hosting charity functions.
As the existing front façade is to be retained, and the existing symmetrical layout of the property used as a basis for the new property, the siting of the main house is to remain unchanged; rather extensions are proposed to the side but predominantly to the rear of the property which is felt can easily be accommodated given the size of the site. In addition the corner view of the north-east and south-east elevation is considered the most important being the main approach viewpoint of the property and has therefore been retained as much as viable given the proposed extensions. By confining the proposed increase in footprint to the rear and side of the property ensures that the original façade retains its prominence on the site being the first discernible elevation on the approach.
The principle entrance to the property is proposed to be reoriented to the north-east façade of the property and as such the vehicular driveway is proposed to be amended following the approach to the house. This proposed reorientation enables the creation of a new principle entrance and lobby, reflective of the scale of the proposed floor plan, whilst retaining the existing entrance and formal rooms to be utilised as true formal reception rooms should the occasion require with access out on to the raised terrace overlooking the established gardens.
Accordingly the last section of the driveway shall continue around to the north-west elevation of the property to the garages sited at the rear allowing vehicles to be parked out of sight.
The more informal living spaces - the super room and leisure facilities - have been kept to the rear and far side of the property akin to the existing layout of spaces. Direct access from these spaces is provided on to the proposed external entertainment that in turn shall benefit from the evening sun.
Photograph Existing approach condition
The symmetrical Georgian-influenced architectural style of the existing property – both in plan and elevation – has dictated and influenced that of the proposed being one of simplified grandeur, with rendered elevations with punched windows, hipped roof, simple detailing and a restrained material palate. The proportions of the new build has been established from the retained facade with the rhythm and size of the fenestration – twelve paned sliding sash windows – continued through the main body of the house with the exception of the contemporary aesthetic of the leisure facilities. This follows with planning policy in that “new work should follow and respect successful past patterns”
As already discussed, following the advise received from the conservation officer the principle existing façade is to remain unchanged retaining the key three-quarter view on the approach. In addition the proposed extensions to the rear and side of the property have been designed to be subservient to the retained central core of the retained façade being clearly stepped back allowing the original building to be read. The corresponding north-east elevation follows this same restrained architecture and introduces a complementary entrance portico to that of the existing elevation with a slightly more elevated detail to introduce a sense of architectural hierarchy as expectant for the principle entrance.
Following the precedent of ‘blanked’ windows from the existing front façade this architectural tool is utilised to retain the rhythm of windows and provide interest to the rear elevation. For the rear walls if the leisure spaces this has been incorporated by larger apertures reading as though they were once stables.
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