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This application is to re-site a farmhouse into a
The existing farmhouse has been recently surveyid by Berne \& Co. (Appendik A: Survey attached). The building was damp and of indifferen condition, the report suggeses tober finishes and services should be replaced. The report also identified that the house is close to the road, shaded by the steep bank at the rear and lying in a damp area under the broogh. The location may have been more desirable when the road was less busy and being near water useful. The surveyor's report refers to 'lifestyle' properties and the desirability of properties with land. Close Leece comprises two fields and woodland behind the farm and at the higher level. These have been used as pasture, but the present access is poor. On the other side of the road and up to the old railway line are some low-lying fields used to graze cattle. These are currently leased to local farmers. The fields all have mature tree lined boundaries, many of which are elms. In conversation with DAFF, apparently there have been instances of Dutch elm disease, but these have been successfully treated. The trees are not registered and providing the trees are properly managed, permission for the removal of individual trees will be granted. A scheme to grow on native deciduous trees, (elm, beech, oak etc) on the roadside land for use in reinforcing the boundaries would be supported and it was recommended that the boundaries be widened to 5 metres to allow new trees to grow successfully. In order to improve the site entrance, self-sown but established trees on the roadside should be removed. These will reveal the stream running alongside the road. The opposite bank of the stream will be reinforced with new planting in a similar scheme to the one outlined above. The dairy building will need to be removed. Towards Patrick the existing gate and low wall needs to be repointed and maybe one ash tree removed. However, the oncoming traffic is on the other side of the road, so this may not be necessary. The existing outbuildings will be removed, including the semi-derelict Dutch barn once used as a stock shed. The clutter along the roadside and in adjacent field entrances will be removed. The existing house and barn do have a simplicity that is attractive and had not the planning procedures prevented retention of existing dwellings when a replacement dwelling is sought, some scheme to re-use it as storage or as a 'stone tent', may have been considered. However, its removal can be quickly screened by planting and the gap, (which already exists in the roadside verge opposite) will still offer relief on the generally tree lined Patrick Road. A replacement dwelling on the existing site would not replicate the existing building and any upgrading of the present structure would equally present very differently to the existing simple structure. The proposals as outlined so far, show that the existing land will be maintained and improvements made to ensure that the tree lined boundaries will be repaired and reinforced. The road entrance will be improved and the roadside views enhanced.
Re-siting the farmhouse is not encouraged by the drafting of the Strategic Plan, but it was historically quite usual. Killabregga in Sulby owned by Manx National Heritage has two home sites, the older recycled as a barn. Fairy Ranch in Arrascy looks across the valley to the deserted site of the earlier farm, there are other examples throughout the Island. Inevitably the new farm is larger and designed to the ideals current at the time. Usually the new farm has better access, makes better use of available shelter and maybe views or sunshine. Where the old location is well served the new farmhouse is an extension of the older, usually built onto the front of the old house.
More recently planning guidelines such as $3 / 91$ have encouraged extensions of a particular type, often to the side or rear of the existing house. It is important that the guidelines do not act to restrict the opportunity to continue to allow design in the countryside to evolve.
Re-siting the farmhouse ensures that the farm continues as a viable unit. Small farms, whilst contributing to the diversity and landscape, are not always financially viable. As indicated in the surveyor's report, the lifestyle and to some, the basic desire to own and manage land, means they are prepared to supplement the income from the farm. Tourism has been one source for existing farms, whilst some use income from previous ventures and more often one partner works elsewhere. In this instance the farm will also provide a good working environment and a study for home working in the finance industry.
The form of the new building is partly defined by the need for it to be energy efficient. There are many examples throughout Britain of such houses, (Appendix B: House in Stroud). At Close Leece we have designed what we consider to be a Manx variation on an energy efficient home.
We have used areas of glass to make use of solar gain and recycled the heat, heating incoming fresh air to ensure a comfortable, dry house. This is balanced elevationally with large areas of painted render with smaller openings similar to traditional Manx farms. The thick walls necessary for the higher insulation values set the windows back in a traditional form. The building is long and narrow and replicates the form of the old Close Leece with the barn attached.
The idea is that the new farmhouse should sit in the landscape with the wild flower meadow coming up to the windows. All 'domestic activity' is hidden in a lower storey behind the home.
The lower storey is built in stone reclaimed from the old farmhouse; it is lower than the surrounding land, this reduces the need for a long driveway and ensures the cars are contained out of sight between mature trees and the new farmhouse.
The entrance incorporates a separate study, and storage and utility functions are also confined to this level. The new house also includes a wood storage area and a wood fired boiler using biomass collected from the woodlands surrounding the property.
The scale of the building is entirely appropriate to the existing mature trees that surround it. It is not visible from any neighbouring properties, public footpaths or highways and will incorporate most current innovations to ensure that it is energy efficient and recycles its natural resources as a sustainable house in a way the building it replaces, no longer could.
The existing farm site is not suitable for such a house as the opportunity to use solar heating would not be possible. The existing farm is not suitable for extension, being
constrained by the broogh and the replacement farmhouse is a logical and sustainable alternative.
If we then consider the justification for the proposals in the context of the Strategic Plan.
The sub text of the plan is 'towards a sustainable Island' and we feel the proposals support each of the six stated aims of the plan.
We feel the case is made as to why the building should be rebuilt and we are ensuring the old site is reused to the advantage of the farm and to make efficient use of the land. Close Leece is very close to St Johns and is not an isolated development. The building, although not necessarily visible, does innovate traditional design and will make a positive contribution to the environment of the Island.
The business supported from the farm will be using telecommunications and not result in traffic generation.
The re-siting of the farmhouse does not involve the loss of important or versatile agricultural land, placed as it is in the corner of an upper field. However, it will ensure that the remaining farm is properly managed with sufficient income to ensure its future. The management of the field boundaries is important and the land between the old railway line and the Patrick Road will continue to be let as before. The upper fields will be managed for hay and grazing for sheep.
We consider the replacement dwelling will result in an overall environmental improvement. The size is around $50 \%$ larger than the existing building and takes advantage of the new location to provide a more sustainable dwelling. The fabric of the new building does reflect the building it replaces.
We consider that the relocated farmhouse will provide a long-term investment in the Island, both environmentally and economically. With regard to the Strategic Plan, it will contribute towards a sustainable Island.
Ashley Pettit Architects 16.09 .09
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