APL Planning Statement

1858.01 APPLICATION FOR RENOVATION AND EXTENSION TO REDUNDANT MILL BALLAKINDRY MILL, BALLAGAWNE ROAD, BALLABEG for MR AND MRS UNDERWOOD

PLANNING STATEMENT

The Applicants, Mr and Mrs Underwood seek planning approval for the renovation and extension of a redundant building, Ballakindry Mill, Ballagawne Road, Ballabeg, with hard and soft landscaping to create a new home for themselves and their family. This is an application for full approval.

The site is located approximately ½ a mile from Ballabeg village. The single building remaining on the site is listed in the Historical Monument Record as a former water mill (ref. 1924.10) though is not recorded on the Ordnance Survey of the area from 1868. The stone walls of this building are largely intact and stable however all roof and intermediate floor structure is absent and no machinery indicating its original use is present.

It is intended that the mill be sensitively renovated to provide the sleeping accommodation for the new dwelling with the door and window apertures remaining unchanged and only three new openings being created, all of which will be of the same shape and size as the existing windows. The new roof will be of traditional timber construction (though insulated to meet modern standards) with exposed decorative primary trusses internally to maintain the character of the building and natural slate finish externally, keeping the outward appearance of the mill consistent with its original style.

Planning Approval has recently been granted (ref. 17/00725/B, approved 03/07/18) for the conversion of the mill into a family home however, the Applicants would like this to be their ‘forever home’ and therefore a home that is appropriately sized for their family requirements and outdoor lifestyle. The proposal to construct an extension perpendicular to and at the rear of the mill will provide the additional living space required whilst ensuring the existing mill remains the dominant visual presence when

viewed from Ballagawne Road. The selection of contemporary materials for the extension also ensures that the original character of the existing barn remains unaffected by the addition of the more contemporary extension with the entrance hall and stairwell providing a natural link as well as visual separation.

The Ballakindry Mill design proposal, the ratio of new extension gross footprint to original mill gross footprint is as follows: Existing mill gross footprint: 122.9 sq.m Proposed Extension gross footprint: 135.6 sq.m Ratio of new footprint to existing footprint: 110% If the gross footprint of the living accommodation is implemented (117.2 sq.m) this ratio becomes 95%.

The total floor area of the new dwelling as proposed is 559.5 sq.m. Of this the lower ground floor which is primarily garage, storage and utility space, accounts for over 24% of the total area. This lower ground floor area is an integral part of the design as the Applicants own and run a popular outdoor activity centre nearby and may need the space to store and maintain equipment. It is also important to the way the two parts of the new accommodation fit together and sit comfortably into the existing slope of the site, as the garage is below ground on the northern side, allowing the living area on the first floor (entry level) to connect on the level with the garden space.

The previous application gained approval for a new vehicle access and parking / turning area to the north-west of the property. However, the Applicants propose to reinstate an existing access to the north of this to provide the primary vehicle access, parking and turning area for the new dwelling. A 5m tarmacadam frontage will be provided to improve the access surface and any vegetation / structure within the visibility splays (as marked on drawing no. 1858:01/P-01 will be kept below 1m in height. The existing vehicle entrance to the south-east end of the mill will be retained and improved (as described for the reinstated opening to the North-west) to provide access to the lower ground level garage and storage area. In addition, the forecourt area will be made level and stone chippings laid to provide adequate vehicle turning space to allow vehicles to leave the site in a forward direction.

As agreed under the previous application the surface water drainage system will discharge to the nearby watercourse (licence no. WPA/08/2005) and the foul drainage system will discharge to a new septic tank, as indicated on the proposed site plan. An adequate electricity supply has been identified to the site and it is intended that Solar Photovoltaic Panels be installed on the southern aspect of the extension which in conjunction with an air source heat pump, will fulfil the heating and hot water requirement.

4no. trees, (2no. suffering with ash dieback) have been identified for removal on the documents submitted with this application. The applicants intends to provide additional native tree planting to satisfy the recommendations of DEFA. The proposed new tree and hedgerow locations are indicated on drawing 1858:01/P-01. The remaining existing trees on the site will be protected throughout the development period by fencing forming a ‘construction exclusion zone’ as shown on the proposed site plan.

The previously approved planning application included a Bat Survey that found no evidence of bats roosting in the mill structure. Following that approval, the remaining section of roof was removed leaving little shelter and reducing the chance of future occupation of this nature.

Summary

The Applicants believe they have altered and extended the barn in a sensitive way, creating their ‘forever home’ and retaining the character of the original mill by the juxtaposition of the extension relative to the mill and selection of contemporary materials.

The design proposals satisfy the relevant policies of the IOM Strategic Plan resulting in a modern design of high quality that does not adversely affect the visual impact of the existing mill and surroundings.

Therefore, the Applicants respectfully request that planning approval is granted.