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Application No.: 21/00299/B Applicant: Mr Mark Shuttleworth Proposal: Alteration and erection of extensions to existing farmhouse to provide daily access and toilet facility for estate employees and additional use of existing living space for visiting consultants Site Address: Ballachrink Farm Ballachrink Farmhouse Old Castletown Road Santon Isle Of Man IM4 1HD Head of Development Management: Expected Decision Level: Mr S Butler Recommended Decision: Permitted Date of Recommendation: 20.10.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
The development is considered to accord with Environment Policies 1 and Housing Policies 15 and 16 of the Strategic Plan and no other issue have been idenfitied that would warrant refusal.
Plans/Drawings/Information; This decision relates to:
DoI's Flood Risk Management Division is a Government Department which has raised material planning considerations and as such should be afforded Interested Person Status in this case. _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is the farmyard associated with a much larger holding which sits between the A25 Old Castletown Road and the Ballavale Road and abutting the steam railway line. Planning approval was granted for the creation of a botanic garden within the area excluding Ballachrink Farm (see planning history below) and subsequent to this, the applicant purchased Ballachrink Farm which abuts the site and has introduced new tree planting on the land associated with that. The farm is now to be incorporated into the overall botanic garden site. - 1.2 The application building has traditional proportions but an asymmetric arrangement of windows in all elevations and extensions on both gables. At the rear there is a pitched roofed eaves level dormer and beyond this a single storey extension. THE PROPOSAL
2.1 Planning approval was granted for alterations including a rear extension, replacing the existing single storey element and erecting a wider extension with an asymmetric pitched roof, two square windows and a door, the reinstatement of a more substantial chimney on the main roof and rooflights in the rear of the taller side extension (19/01106/B and 20/00225/B) with the extension linked to the house. - 2.2 Proposed now is the removal of the porch on the front elevation and its replacement with a new porch on the lower section of the house to the right. The single storey extension to the left is now to be different, the elevations are to be finished in stone facing through the removal of the render and the stone beneath re-pointed, one chimney is to be removed, the flat roofed dormers are to be replaced with pitched roofed dormers and the rear linked annex is to be of a different floor area and lower but longer. The windows are to be replaced with new timber framed sliding sashes. - 2.3 The proposal was further amended on 13.09.21 in relation to the toilet block only, the changes being:
2.3 The extended and altered property is to accommodate office facilities, a wash room, toilets and a dining and sun room with bedrooms above and is designed to accommodate professional people visiting the botanic garden as well as those working on the estate. - 2.4 The property is to be re-roofed in natural slate. - 2.5 Storm and foul water is to be separated and dealt with new soakaways and the existing septic tank. There will be some regrading of the rear garden which is shown on the proposed plans with new dry stone walling creating a pathway around the building and the retention of a higher garden area. - 2.6 Following queries from the Case Officer the agent stated,
"The farmhouse was historically occupied by those who managed Ballachrink Farm and was used as a place of residence for the farm owner or farmhand, as well as a focus for farm activity - a place where farm employees could have refreshments, and where farm accounts would be prepared. The land which was formerly agricultural is now being developed as a botanic garden which requires more intensive hands-on management, both from local resident staff and from visiting experts. Whilst previously there would have been daily care and physical management of the land and its stock, the management now involves botanical planting, and maintenance of trees, waterways and meadows. The land in question used to employ one permanent farm worker, but now employs nine permanent horticultural and botanical staff, with a commensurate increase in need for welfare facilities. The botanic garden also requires the intervention and involvement of visiting specialists - botanists and landscapers from different regions - whose permanent presence on the land is not required. It is still proposed for the farmhouse to be residential for those associated with the running of the botanical garden.
The proposed plan still retains both pre-existing bedrooms and bathroom as a place to reside, and upgrades the kitchen/dining/lounge area for the increased local staff. It will also expand the welfare facilities for farm employees with toilets and a shower facility at the rear which can be accessed completely separately from the main house as well as being accessible from within it. As before, it is proposed that persons working on the farm can use the house for catering and rest purposes, and as a centre from where the estate will be managed and run. All those using the property will be associated with the overall site.
The applicant has acquired Ballachrink Farm bungalow which sits on the other side of the farm lane which is the property referred to in Mr. McGarrigle's e-mail of 17th June, 2021. The bungalow is occupied by the Head Gardener, whose sole work is on the overall site in association with the botanic garden. The old farm house is eminently suitable in terms of its location and surrounding space to provide somewhere where those working on the estate can come for refreshment or rest or to discuss the management of the estate and where visiting consultants may stay".
3.1 The site is not designated for development on the Area Plan for the East. As such, there is a presumption against development in such areas and the countryside is protected for its own sake (GP3 and EP1) although there is provision for extensions to existing dwellings in the countryside, as set out in Housing Policies 15 and 16. The decision as to which policy is applied depends upon the character and appearance of the existing dwelling: if it is traditional then HP15 is applied which require that extensions are subordinate the main property to which they are attached and not more than 50% of the existing floor area and also that they follow the form and appearance of the existing. If not, then HP16 is the more appropriate policy and this requires that extensions do not increase the visual impact of the dwelling. Both policies are concerned with the impact of proposed extensions on the character and appearance of the countryside. - 3.2 In the assessment of previous applications it was noted that the site is within an area of High Landscape Value and Scenic Significance on the 1982 Order, and so EP2 was applied. The area is within an area of "incised inland slopes" and LP1 indicates that the landscape strategies and key views should be taken into account.
3.2 A line of low to high potential surface water flooding runs through the site on the national flood risk maps. The site is not within a Conservation Area and there are no registered trees or buildings on the site. - 3.3 GP2 sets out the 'Development Control' considerations. PLANNING HISTORY
4.1 The most recent relevant previous application is 20/00225/B as noted in paragraph 2.1 above with the botanic garden approved under 16/00358/B, 16/00365/B, 14/01190/B, 13/00834/B, 13/00832/B, 13/00831/B, 13/00830/B and 12/00385/B. 16/00365/B proposed a temporary glass house on Ballachrink Farm in association with the botanic garden and was approved. REPRESENTATIONS - 5.1 Santon Parish Commissioners have not commented at the time of writing.
5.2 Highway Services have no highway interest in the application (16.04.21) and confirmed no concerns re: revised details (14.09.21). - 5.3 DoI's Flood Risk Management Division have no flood risk interest in this application (28.04.21), and reconfirmed this (14.09.21). - 5.4 DEFA (Ecology) requested a bat survey, which was provided and then commented (08.06.21), "The Ecosystem Policy Team can confirm that the Bat Survey Report by the Manx Bat Group dated 7th June 2021, is all in order and a suitable level of assessment has been undertaken. As no evidence of bats was found, the development should be able to proceed without impacts on bats". - 5.5 DEFA (Trees) have confirmed no concerns (01.10.21).
6.1 The issue here, as with the previous applications, is whether the alterations and extensions would increase the visual impact of the property or otherwise have a detrimental impact on it or the surrounding countryside. Whilst the property is old, it has been subject to a succession of alterations and extensions which have diminished its traditional character such that it is not considered that HP15 is applicable here. The previous determination considered that the proposals would not increase the visual impact of the property and as the changes are very minor compared with that proposal, the same conclusion is reached in the case of this later application.
6.2 The extension will be unlikely to be visible from either adjacent highway as there are buildings between it and the Ballavale Road and the topography and intervening trees should screen it from the Old Castletown Road. In any case, the extension is single storey and timber clad and would not appear as part of the main dwelling so will not significantly or adversely affect the character or appearance of the dwelling. The installation of new windows and the revelation of the stonework along with the pitched roofed dormers will all enhance the character of the property and is welcome. - 6.3 The inclusion of use of the premises by people associated with the botanic garden is appropriate in that it could avoid the proposals for completely new accommodation and there is a further dwelling within the farm yard which can accommodate those working on the farm and surrounding land. It is not considered that the proposed additional uses would prevent the continued use of the house as a dwellinghouse. - 6.4 No other issues are identified which would justify refusal.
7.1 The proposal is considered to accord with Environment Policy 1 and Housing Policy 16 and is supported. Were Housing Policy 15 to be considered the relevant policy, it is considered that the proposals also comply with that in that the changes are no more significant than those already approved under earlier applications and some of the works will enhance the property and restore traditional features of it.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made: Permitted Date: 27.10.2021 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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