Planning Statement

PROPOSED ALTERATONS AND EXTENSION TO BALLACUBBON FARMHOUSE Background

Ballacubbon Farmhouse is a 3 bedroom family home comprising a tradi onal style farmhouse and converted barn with an a ached single storey annex, previously used as a home oﬃce, within mature grounds of circa 0.8 acres surrounded by mature trees. The house and annex are ﬁnished in natural stone on three sides with render ﬁnish on the roadside eleva on and gable end of the main house facing the car park.

As a former commercial ﬂower growing business, within a walled part of the site there is a stand-alone single storey outbuilding with slate roof and whitewashed walls, a large po ng shed with glass roof and split face blockwork ﬁnish on three sides and render on the eleva on facing the car park. Also on the site is a stand-alone garage block and substan al greenhouse.

The whitewashed outbuilding is currently used as a store/u lity room, with half the po ng shed currently used as a garden room.

A photograph showing the exterior of a property featuring a white rendered wall on the left and a stone structure with large white-framed windows on the right.

A photograph showing a single-story stone building with white-framed windows and a slate roof, surrounded by a garden area with potted plants and a covered grill.

Client brief

As part of their ra onalisa on of the site, the new owners would like to replace the stand-alone outbuilding and garden room/po ng shed with a light and airy garden room linked through to the exis ng Kitchen together with internal altera ons to allow a u lity room to be created adjacent to the enlarged Kitchen.

Due to the limita ons of 3 bedrooms within the current house addi onal bedroom accommoda on is also required for family and friends who visit for extended stays.

Proposal

The proposal is to take down the outbuilding and garden room/po ng area and construct in its place energy eﬃcient “converted barn” style accommoda on linked through to the house via a light and airy entrance hall.

The garden room and associated ancillary accommoda on takes the form of a “converted barn” with natural stone ﬁnish with random sized openings and a mixture of stone and oak lintels to create an authen c look. The roof is to be an oak A truss and purlins ﬁnished in natural slate with conserva on rooﬁghts for indirect light.

The gable end is to be elegantly glazed, as per the central mood board image below, to con nue the light and airy feel from within, whilst its garden se ng will be reﬂected empathe cally on the outside. A log burner will be located internally for year-round comfort.

The entrance is to be tradi onal style parapet roof with natural stone ﬁnish to match the main house, with elegant circular rooﬂight to ﬂood the area with natural light, and arch detailing over the french doors that lead into the garden – see adjacent mood board images.

The building for No en-suite bedrooms take the form of a tradi onal style outbuilding connected to the lounge via a simple link.

Area of current accommoda on:

Original two storey 3 bed house 235m2 A ached annex 57m2 Outbuildings (to be demolished) 90m2

Total area 382m2

Area of accommoda on as proposed:

Original two storey 3 bed house 235m2 A ached annex 57m2 Garden room/bedroom block extension 136m2 Total area 428m2 This culminates in a ne increase in ﬂoor area of 46m2

Trees: The applicant has employed a Tree Works contractor to remove a large fallen tree following last winter storms. They have also carried out maintenance work to some of the boundary trees and reviewed the health of other trees. Whilst there are trees in close proximity to the proposed extension, the development area remains outwith the root protec on area, and a fence in accordance with BS 5837:2012 will be erected to create the

A photograph of a stone building, likely a converted barn or cottage, featuring a slate roof and large glass doors on the right side.

requisite construc on exclusion zone. Trees IM have already been appointed to ensure the exclusion zone is established in accordance with these requirements.

Planning Policy

As the works are being carried out within an area zoned for development the policy that applies from The Isle of Man Strategic Planis General Policy 2 that reads:

Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permi ed, provided that the development:

(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(b) respects the site and surroundings in terms of the si ng, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not aﬀect adversely the character of the surrounding landscape or townscape;
(d) does not adversely aﬀect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not aﬀect adversely public views of the sea;
(f) incorporates where possible exis ng topography and landscape features, par cularly trees and sod banks;
(g) does not aﬀect adversely the amenity of local residents or the character of the locality;
(h) provides sa sfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable eﬀect on road safety or traﬃc ﬂows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or ﬂooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best prac ce in reducing energy consump on.

The extension has been designed in keeping with the tradi onal nature of the exis ng building with tradi onal barn like features used throughout. The single storey nature of the development taking place on the garden side of the house where outbuildings with ﬂoor levels comparable to the main house currently prevail, ensures the proposals fully respect the site and its surroundings with no impact on topography, trees or water courses.

The extensive gardens with mature boundary trees ensure there are no issue with overlooking of neighbouring proper es or adverse impact on the amenity space or privacy of the neighbours.

There is no contaminated land in the vicinity, the site is not in a ﬂood risk area.

Ample garaging, hardstanding and manoeuvrability space already exists with no amendments required to the current highway access with appropriate landscaping ensuring personal safety is safeguarded.

Replacing old outbuildings with energy eﬃcient new build ensures energy consump on is minimised

Summary & Conclusion

The design of the extension is fully in keeping with the exis ng building, its loca on has no impact on is surroundings and there are no environmental impacts as a result of this development. Accordingly the proposals fully comply with General Policy 2.

Planning Statement

Source & Provenance