Design Statement Stable Block

DESIGN STATEMENT

CONSTRUCTION OF NEW STABLE BLOCK BALLAMOOAR FARMHOUSE, CRANSTAL, BRIDE.

for

Mr N. Foster

Received 160215 15 00163 DEPARTMENT OF INFRASTRUCTURE PLANNING and BUILDING CONTROL DIVISION Town and Country Planning Act 1999 Date and Officer Initials

Carl Jenkins Design

Decision
Appeal		DEPARTMENT OF INFRASTRUCTURE

Reference: 2014/22/05

1.0 CONTENTS 2.0 Introduction 3.0 Existing Site 4.0 Planning History 5.0 Pre-Application Advice 6.0 Planning Policy 7.0 Scheme Proposals 8.0 Summary

Appendix A

2.0 INTRODUCTION

This Design Statement accompanies the full planning application for the erection of a stable block / animal shelter within the site known as Ballamooar Farmhouse, Cranstal, Bride.

In this Design Statement the existing site, details of pre application consultations and the development proposals are discussed in full and should be read in conjunction with the following: -

• submitted planning application form, check list and ownership certificate
• Carl Jenkins Design drawings numbered 2014/22/01 - 04
• AW Associates drawings numbered TS-01 rev A & TS-02

3.0 EXISTING SITE

The residential house known as Ballamooar farmhouse is located in the north of the Isle of Man within the parish of Bride.

The application site covers approximately 350 square metres (0.035 Hectares / 0.086 acres) and is within the extended garden / grazing field forming part of the Ballamooar residential holding. The holding as a whole comprises a farmhouse, former agricultural building now used as storage and a donkey shelter and approximately 18,200 square metres (1.82 Hectares / 4.5 acres) of grazing land.

The application site is on part of the grazing land associated with Ballamooar farmhouse and is located to the north west of Ballamooar farmhouse and to the west of the adjacent residential property of Swallows Landing. The land slopes from Ballamooar farmhouse located to the east of the application site towards a drainage ditch located to the north west of the application site.

A full topographical survey has been produced by AW associates, see drawing numbered TS-01 revision A, along with specific site sections through the land at the proposed building location, see drawing AW Associates drawing numbered TS-02.

Vehicle access to Ballamooar Farmhouse is from the Bride to Ayres lighthouse road (A16) via a private access lane, which serves the existing farmhouse, Swallows Landing and Lough Cottage. This private lane leads to a dead end and is not commonly used by members of the public. There are no public footpaths in the immediate vicinity of the application site.

4.0 PLANNING HISTORY

The site as a whole has been subject to a number of planning applications, some of which were submitted by the previous owners and two that have been submitted by the current owner: -

Applications submitted by previous owners Applications submitted by current owners {{table:331925}} 5.0 PRE APPLICATION ADVICE

Throughout the design process pre-application consultations have taken place with Mr E. Riley, Assistant Planning Officer. These consultations have been in the form of a site visit and email correspondence.

The advice given in the pre application consultations has been incorporated into the drawings and information that form the basis of this application.

6.0 PLANNING POLICY

6.1 AREA PLAN

6.1.1 There is no area plan that covers the application site. 6.2 ISLE OF MAN STRATEGIC PLAN 2007 STRATEGIC OBJECTIVES AND RELEVANT STRATEGIC POLICIES

Within the Isle of Man Strategic Plan 2007, the following policies are of particular relevance to this application. For brevity the relevant Strategic Objectives and Policies have been referenced only and the following should be read in conjunction with the published Government document.

6.2.1 STRATEGIC OBJECTIVES

Resources

• Strategic Policy 1

a) This proposal seeks to optimise the use of the current grazing land by providing permanent shelter for a small number of animals. b) The proposal makes efficient use of the contours of the site and minimizes the impact to the surrounding area. c) The proposals utilise the existing infrastructure, facilities and services of the site.

Ref	Status	Details
05/92387/B	Permitted	Erection of a Polytunnel.
10/00588/B	Permitted	Extension & alteration to Ballamooar Farmhouse.

Environment This application follows the Strategic Objective to encourage high quality development throughout the island and maintain the Heritage & landscape identity of Ballamooar farmhouse.

• Strategic Policy 4

b) The proposals seek to protect the landscape quality of the rural setting to Ballamooar Farmhouse. c) The proposal will not cause or lead to unacceptable environmental pollution or disturbance.

6.2.2 DETAILED POLICIES

General

• General Policy 2

All these points have been considered and addressed as part of the scheme design development and are described in detail in this document. a) There is no specific area plan b) The proposals respect the site and surroundings (see Scheme Proposals section below) c) The proposals do not adversely affect the character of the surrounding landscape d) The proposals do not affect protected wildlife e) The proposals do not adversely affect public views of the sea f) The proposals make efficient use of the existing topography g) The proposals do not affect adversely the amenity of local residents h) The proposals make use of the existing amenity standards afforded by Ballamooar farmhouse. i) The proposals do not have any impact of the public highway j) The proposals will be serviced from Ballamooar farmhouse k) The proposals do not prejudice the use or development of adjoining land l) The application site is not on contaminated land or is subject to flooding m) The proposals take into account the personal safety and security n) The proposals will have minimal energy consumption

• General Policy 3

Although this policy states that development will not be permitted outside of those areas which are zoned for development on the appropriate area plans there are some exceptions that relate to agricultural development.

Environment

• Environment Policy 1

This proposal will not adversely affect the countryside.

• Environmental Policy 9

Although the application site is coastal there is no risk from imminent coastal erosion or for the duration of the buildings usable life.

• Environmental Policy 14

The development will not affect any important and versatile agricultural land (classes 1-2).

• Environmental Policy 15

The proposed building will provide shelter / stables for a small number of animals owned and breed by the owner of Ballamooar farmhouse and has been sited as close to the existing buildings as possible without having an adverse impact (see Scheme Proposals section below).

• Environmental Policy 21

The proposed building will provide shelter / stables for a small number of animals owned and breed by the owner of Ballamooar farmhouse and will not be detrimental to the character and appearance of the countryside.

Business and Tourism

• Business Policy 1

The proposed building will provide the opportunity for Ballamooar farmhouse to increase the breeding of animals on a small scale

6.3 1982 DEVELOPMENT PLAN 6.3.1 The land is designated as an Area of high landscape or coastal value and scenic significance. 7.0 SCHEME PROPOSAL 7.1 DESCRIPTION

The proposal seeks to construct a suitably sized animal shelter within the grazing land of Ballamooar farm, Bride to provide wintering for the existing animal stock and suitable storage facilities for animal feed and agricultural machinery. The building will also allow the future expansion of animal levels, suitable for the area of land contained within the Ballamooar Farmhouse holding.

7.2 DESIGN APPROACH

The design objectives have been to develop a proposal that: -

• Is sympathetic and unobtrusive to its rural setting.
• Is located close to the existing residential properties in order to minimize the visual impact on the countryside setting.
• Utilises traditional materials for agricultural buildings of this style.
• Is site specific due to the sloping nature of the site.
• Utilises existing infrastructure and services.

7.3 SITE

The application site is located to the north west of Ballamooar Farmhouse on grazing land, which slopes away from the existing residential property. To the north and east of the application site there are two 1.8m high close boarded timber fences which separate Ballamoor land from the adjacent residential property of Swallows Landing. Behind the timber fence on the Swallows Landing side of the boundary there is a 2m high blockwork wall. The positioning of the proposed building will result in the removal of the 1.8m high timber fence on the Ballamooar side of the boundary whilst having no impact on the existing boundary treatment to Swallows Landing.

The proposed building seeks to utilise the existing slope of the land to minimize the height of the proposed building in relation to Ballamooar farmhouse and Swallows Landing. It is intended that the proposed animal shelter be built into the landscape so the finished floor level will be approximately 2.5m below the highest point of the existing field, resulting in a ridge height approximately 2m above the surrounding ground level (when measured from the highest point or East side of the building). All excavated material will be evenly spread across the surrounding area and used to strengthen / rebuild the banks surrounding the existing pond.

The floor level has been set and roof pitched established to ensure the ridge level of the proposed building will be approximately 600mm lower than the lowest eaves level of Swallows Landing (building running South East / North West). The proposed building's ridge will be approximately 1.6m lower than the higher eaves of Swallows Landing (building running South West / North East). The proposed building ridge will be approximately 750mm above the finished floor level of Ballamooar farmhouse however due to the orientation of the proposed building the visual impact to Ballamooar Farmhouse will be limited.

Due to the fact the building is going to be 'dug into' the landscape it will have very little impact on any public views of Ballamooar farmhouse from the coast. There are no public roads or footpaths in the immediate vicinity of the proposals so therefore there will be no adverse impact on the public views of the countryside.

The proposed building is set approximately 16m, measured at the closest corner of the proposed building from Swallows Landing and as mentioned above will be set significantly into the existing landscape so minimizing any harmful impact on the private residential amenity of the neighbouring property. This distance and change in level will be sufficient to protect the living conditions of the occupants of Swallows Landing.

7.4 ORIENTATION

The position and orientation of the proposed stable / animal shelter has been considered to make efficient use of the existing contours of the land. The building is to be dug into the existing bank sloping up towards Ballamooar farmhouse in order to reduce the visual impact on the existing residential property and adjacent Swallows Landing. This also serves to minimize the visual impact on the surrounding landscape and views from the coast and public highway.

7.5 SCALE

The scale of the proposed building will be suitable to provide shelter / accommodation for the existing animal stock. The existing animal stock comprises up to 20 sheep, 19 geese, 50 ducks, 150 hens and 1 donkey. There are other animals kept at Ballamooar including 6 beehives and 11 cats (9 outdoors). The building will provide suitable winter sheltering for these animals plus will provide a suitable lambing environment for the sheep.

In addition to the animal shelter, the proposed building will accommodate animal feed and machinery associated with the general upkeep of Ballamooar. The current animal feed stock requirements are 600kg of layer pellets every three months, 240kg of mixed corn every three months and 60-100 square hay bales per year. The machinery storage requirements will include a compact tractor plus accessories, various grass mowers and a rotivator.

The owner of Ballamooar Farmhouse has provided a outline operating model in Appendix A to the rear of this document outlining the current situation with regards animal numbers and future numbers should this planning application be successful. The building proposed is of appropriate design for an agricultural building and is of a suitable size to house the existing animal stock and allow for limited expansion in the future.

7.6 FORM

The proposed building has been designed in accordance with traditional agricultural animal shelter / stable styled buildings. It is rectangular in form with a low pitched roof clad in traditional materials.

7.7 MATERIALS

It is intended that the highest quality materials be used throughout the project in keeping with the surrounding buildings. The external walls are to be fair faced blockwork with a masonry paint finish to give the building an agricultural appearance. The roof is to be finished with fibre cement sheeting having the traditional six inch UK profile with translucent rooflights incorporated at high level to provide natural daylight to the internal space. Materials have been chosen to reflect the agricultural use of the building whilst respecting the surrounding residential buildings and will be in keeping with similar buildings in the surrounding area.

7.8 ACCESSIBILITY

The existing private access drive off the A16 Bride to Ayres lighthouse road is to be retained for access to Ballamooar Farmhouse with restricted access past Ballamooar, through the top field to the proposed building. The proposed building cannot be accessed via members of the public without access over Ballamooar and therefore will not be accessed by anyone other than the owner of Ballamooar.

8.0 SUMMARY

In summary: -

• This proposal seeks to encourage agricultural use of the existing site by providing suitable animal shelter / storage facilities.
• The location and the design of the proposed building have been carefully considered so that it is respectful of effect on the landscape.
• The location and scale of the proposed building have been carefully considered so that it does is not have an adverse impact on neighbouring properties.
• The proposal is site responsive and site specific. The surrounding landscape and location have greatly influenced the design and rationale.
• All recommendations made in regard to the scheme from the planning officers in the pre-consultation correspondence have been fully considered and incorporated.

In light of the above and the enclosed documents we look forward to your recommendation for approval.

Appendix A

Planning Application: Animal Shelter / Stable Block Ballamooar Farmhouse

Applicants: Mr Neil Foster & Miss Karen Yates (owners/residents)

Karen and I purchased Ballamooar Farmhouse mid 2003 and since then have been evolving the property as a small holding, Karen remains in fulltime employment providing financial support. To understand what we are attempting to achieve, I would like to explain what we have accomplished so far.

Initially, the task was undertaken to segregate the plot of land, fencing and planting hedgerows. Then an orchard of approximately 50 fruit trees planted. As part of the property purchase we inherited some ducks, geese and chickens. We have over time educated ourselves in how to maintain and raise these fowels. Next we applied for and got planning permission to erect a polytunnel, extending our growing period for soft fruits and vegetables. With the support of the local farming community, we acquired 6 ewes for breeding purposes, which we have been actively involved with for 7 or 8 years. Along the way we acquired a donkey, and more recently honey bees (currently 6 hives).

Looking to the future, relating to our plans and this application for a new agricultural building, the overall requirement is greater self-sufficiency and to provide better animal husbandry/welfare.

1. Being able to bulk buy animal feeds, bedding etc (making considerable savings) and store them in a dry and rodent free environment.
2. Provide livestock protection against unpredictable and extreme weather events, highlighted by the meters of snow and loss of livestock suffered by the island in recent years.
3. Providing a suitable environment for spring lambing, currently 12 – 14 lambs year on year. Having this building would allow us to increase our stock of breeding ewes from 8 up to 20 and the number of lambs (to the fat stock) accordingly.
4. Currently we purchase some 40 - 60 pullet hens each year, this is to maintain the numbers year on year (due to a 2-3 year life cycle of a laying hen). We have a 36 egg incubator, but currently nowhere suitable to rear chicks in a safe warm/rodent free/draft free space. This would allow us to not only be self-sufficient, but possibly rear a small number of pullets to sell locally.
5. Expanding on the pullet rearing, I would like to consider entering the Christmas turkey market. This would involve the purchase of fertile eggs and incubating, then rearing them under heat lamps until feathered (as with the pullets) then moving them out doors during the day for grazing until ready for sale.
6. I would also like to have the secure space to allow for the possible purchase of another donkey (or two) to give our existing donkey some company.

It is difficult to articulate the true value that this new agricultural building would bring to our small holding, but I hope that my attempt goes some way to this end.