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The site identified in blue represents the curtilage of Ballamona Farm, situated on the seaward side of teh A25 Old Castletown Road. The farm accommodates a large farmhouse and smaller older cottage and a range of very attractive and architecturally important farm buildings. The site also accommodates an old lodge at the north eastern entrance (there are two entrances, one to the east of Quine's Hill and the other to the west.
Proposed here is the principle of the extension of the lodge. The building has long since lost its habitable status but is probably historically important to the group. It is only just under 20 square metres in floor area and as such could not be used as a permanent residence under the present Housing Regulations. The extension would be very modest and the plans indicate that the final floor area would be somewhere in the region of 60 square metres (around three times the size of the existing).
Reference is made to this farm in the emerging Braddan Plan following consultation with the then Conservation Officer. The plan states "The following development will be considered acceptable
within the curtilage of Ballamona Farm...renovation of the lodge and reinstatement of its habitable status: such renovation must restore the original character and appearance of the property".
The renovation will have to involve an extension if the building is to be used for permanent accommodation as is suggested in the plan. However, the proposals included in this application end up with a three bedroomed house which overwhelms the existing building. I feel this is excessive and a one-bedroomed house would be more appropriate.
I met with Captain James on site on 25th August and he explained that he wished to raise income for the farm and foresaw a need for a larger house for anyone who may work on the farm or who may wish to live here on a rented or owner-occupier basis. He also stressed that the extension would be well screened from the public road and would not have a detrimental impact on the appearance of the area. He also pointed out that the cottage opposite has been significantly extended and that there are other large properties in the vicinity being built and extended, which is true.
My concerns are in respect of the principle of the creation of so much more living accommodation: however compared with other existing properties in the area, this is not significant. Also, my concerns include the impact of the extensions on the appearance and character of the dwelling. As shown in the drawings, the existing cottage would be seen unaltered from the driveway and its appearance and character would not be significantly changed by the extensions as shown.
Recommended Decision: Permitted
Date of Recommendation: 25.08.2004
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval relates to the principle of the refurbishment and extension of the existing lodge as shown in drawings reference 3937/, 3937/2 and 3937/3 all received on 16th June, 2004.
C 3. The extension must be in the form and no larger than that shown in the submitted drawings.
Decision Made : ... Committee Meeting Date : ...
dcreprec.doc
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