APL Planning Statement

Planning Statement In Support Of Alterations And Extensions Of Ballatroorane Beg, Santon Im4 1En

Aerial satellite view of a rural property showing a main house, outbuildings, and a nearby road.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

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1.0 Introduction
1.1 Ballatroorane Beg is a modest dwelling which sits to the south west of the junction of the A5 Castletown Road with Pound Road (U44) - a public right of way which links the Old and New Castletown Roads.
1.2 The existing dwelling is a traditional cottage albeit with an asbestos tiled roof and which has had a more modern lean-to annex added to the south west gable. The dwelling has a single chimney on the south western gable, an asymmetric arrangement of windows and front door within the front elevation and sits higher than the road, served by a short flight of five steps with a small hard surfaced front garden area between the road and the house. The dwelling has a floor area of approximately 51 sq m measured externally.

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A photograph of a white single-story bungalow with a slate roof and a side extension, set amongst trees and greenery.

A street-level photograph showing a white single-story house (bungalow) situated beside a road, surrounded by trees and vegetation.

1.3 The house is screened from view on the approach from the north west by existing vegetation and there are no footpaths on either side of the A5 at this point.
1.4 Further south are two more single storey dwellings - Fern Lea and Fairways, one of which is currently the subject of an application for significant extensions and alterations which was refused very recently (see Planning History later).
1.5 To the rear there is another house - Pound Cottage which, together with its garden, screens any significant view of Ballatroorane Beg from Pound Road including two large conifers which are within the curtilage of Ballatroorane Beg.

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A street-level photograph showing a white single-story bungalow with a blue car parked in front, surrounded by trees and vegetation along a road.

A photograph showing a wooden gate and fence in a grassy, tree-filled area, likely representing the site boundary and surroundings.

1.6 The property appears on the 1860s County Series maps without its current side extension (see above).

A close-up section of a historical survey map showing property boundaries, vegetation symbols, and a benchmark elevation marker.

A photograph showing a white single-story cottage or bungalow with a tiled roof, situated in a rural setting with adjacent sheds and a stone wall.

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2.0 The proposal
2.1 Proposed is the extension of the property, removing the existing lean-to and replacing it with a new annex. The proposal results in 64 sq m of floorspace (an increase of 25%)with the extension in a similar position to the existing, albeit taking the form of a separate extension with a small link section to join it to the main cottage which is generally to remain unchanged.
2.2 The extension will retain the existing, with a little additional living accommodation which is much needed considering the modest size of the existing property but is visually separated from the original cottage, reinforcing the historic interest of this and making it clear that the extension is a more modern and non-original element.
2.3 The extension and link will be finished in contrasting materials: cladding for the link and green walling for the extension front wall and front roof plane and timber cladding for the rest with solar panels installed on the rear, longer roof plane which will be finished in slate grey coloured Sarnafill membrane. The existing cottage roof will be replaced with slates and the walls repaired with lime render. A metal brise soleil feature is to be added to the new window and door openings other than the patio doors in the rear elevation of the extension
2.4 The proposal involves the removal of the two large conifer trees at the rear of the property. These large Picea sp. (Spruce) growing on the boundary will eventually make very large, mature specimens. They may start to affect services including drains, building foundations, cast more shade from overhanging branches and become a danger as they increase in size. As such, it is the applicant’s preference to remove them as part of the proposed works. A suitable replanting scheme would include small to medium sized flowering , deciduous trees with an underplanting of shrubs incorporating 3 Crataegus monogyny Stricta 9 (hawthorn), 3 Ilex aquifolium JC Van Til or Green Pillar (holly), 3 Sorbs aucuparia (rowan) and 3 Malus John Downie (crab apple) with underplanting of other shrubs. This mix will provide seasonal interest, enhanced privacy from vegetation at the lower levels compared with the existing trees whose branches and leaves start higher up and will benefit wildlife. This has been discussed with the neighbours in Pound Cottage whose preliminary response was that they would welcome the removal of the two trees. The applicant wishes to continue dialogue with the neighbours to ensure that the development does not adversely affect their living conditions and that the proposed works will be welcomed in the neighbourhood.
2.5 Rainwater will be discharged as existing to a dispersive well although the existing will be replaced by a new appropriately sized well and the existing septic tank will be replaced by an appropriately sized one (which would not required planning approval under Class 19 of the Town and Country Planning (Permitted Development) Order 2012.

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2.6 There is no vehicular access nor parking within the site and none is proposed as such would be impractical and difficult to achieve safely.

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3.0 Planning policy
3.1 The site lies within an area designated on the Area Plan for the East, adopted in 2020, as not for a particular purpose. There are no Environmental or Infrastructural Constraints other than the site lying within an area where there are height constraints due to the proximity to the Isle of Man Airport.
3.2 The site is not at any risk of flooding on the national flood risk maps and the building is not Registered nor within a Conservation Area. None of the trees on site is Registered.
3.3 The Isle of Man Planning Scheme (Development Plan) Order 1982 identified parts of the Island which were considered to be of High Landscape or Coastal Value and Scenic Significance and which included this site. This has been superseded by a more sophisticated method of characterising the Island’s landscape and identifying its particular characteristics and features of importance. The 2008 Landscape Character Assessment (see Appendix One) identifies the area in which the site lies as Incised Slopes. The Area Plan summarises the strategy as follows:

Landscape Strategy Conserve and enhance:

a) the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons;
b) its scattered settlement pattern;
c) its Victorian garden and the railway.

Key Views Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid. Incinerator chimney forms a notable landmark in the immediate area. Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms. Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top. Views from Isle of Man Steam Railway.

3.4 The site is not designated for development in either development plan so there is a presumption against development here as set out in Environment Policies 1 and 2 which protect the countryside for its own sake (see Appendix Two). General Policy 3 sets out the exceptions to this general principle and includes a range of development. It does not include development in the form of extensions of existing dwellings although Housing Policies 15 and 16 both do. One deals with applications for houses of traditional style and appearance and the other houses which are non traditional or of poor form. The current dwelling is likely to be considered to fall into the former category due to its historic core and despite the more modern annex and as such, its extension should be considered acceptable

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provided that the works respect the form, proportion and character of the existing (Housing Policy 15).

3.5 Development should also satisfy the general standards of development set out in General Policy 2 and the advice provided in the Residential Design Guidance in respect of design and the impact on adjacent neighbours.

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4.0 Planning history
4.1 Whilst the site itself has not been the subject of any previous planning applications, there have been others in the vicinity which are relevant to illustrate the changes that have happened in the area.
4.2 Fern Lea to the south, has been the subject of unimplemented applications for replacement (00/00912/A, 02/01278/B, 08/00852/A and 08/01924/REM) as well as the creation of the parking layby in front of the cottage (92/01661/B).
4.3 Pound Cottage to the rear had permission for a two storey extension to the side under 04/02297/ B following an earlier application for extensions (92/00434/B) as well as applications for other more minor changes to the property.
4.4 Fairways, to the south of Fern Lea is the subject of a current application for significant extensions and alterations and is subject to objections from all three immediate neighbours who are concerned about the visual impact of the proposals, the impact on the living conditions of those nearby and the impact on highway safety (21/01417/B). The application was refused for these reasons by the Planning Committee on 13th March, 2023.
4.5 There have been very modern extensions approved to traditional buildings on the Island including:

19/00444/B proposed a glazed link between a traditional house and a stone barn and was approved:

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A photograph showing a cream-colored two-story house with a modern glass extension connecting it to an adjacent stone building under a blue sky.

4.6 Also, 22/00331/B was recently approved for alterations and extensions to a traditional cottage at Shenharra in the west of the island and where the design was applauded by the Planning Committee on 13th March, 2023:
4.7 Elsewhere contemporary approaches have been taken to extensions to vernacular properties including these images which were provided by the Department to illustrate the different designs which can be considered:

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A photograph showing a modern timber-clad extension attached to an existing white-washed cottage in a rural setting.

The image displays architectural elevation drawings, specifically a labeled 'South Elevation' showing a modern extension with dark cladding attached to a traditional stone building.

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A photorealistic architectural rendering showing a modern timber-clad extension attached to an existing stone building with a tiled roof.

A photograph showing a modern dark-clad extension attached to a traditional stone building, featuring large glass windows and a stone wall boundary.

5.0 Assessment and conclusion
5.1 The critical considerations are whether the proposed works respect the proportion, form and appearance of the existing cottage and in this assessment, it is important to consider the appearance of the existing annex as well as considering any impact on neighbouring residents. It is also important to consider the impact and acceptability of the removal of the two trees at the rear.
5.2 The proposal seeks to distinguish the original cottage from the more modern extension and to acknowledge that this modern annex exists, not dissimilar to the successful scheme for Shenharra. In its current form it detracts from the character of the existing insofar as the shape and form of the annex is not sympathetic to the existing, with the roof plan at right angles to and extending forward of the existing dual pitched roof and with the whole of the side of the extension abutting the cottage.
5.3 The proposed annex is similarly modern in its profile and form but is finished in materials which are less visually prominent with the timber cladding and green walling being less obvious to anyone passing the site and reinforcing the crisp white render of the cottage. The pitch orientation aligns with the existing and will be less obtrusive and the set back from the main elevation of the cottage will conceal it from view on the approach to the site.
5.4 The extension increases the floor area by significantly less than is generally allowed in the planning policy and whilst not replicating the form and materials of the existing as is indicated in the policy, it is considered that the approach taken is more appropriate than a rendered extension which would be more apparent and may try to appear as if it were always part of the cottage. It is also clear from the examples provided in section 4 above that more modern materials can be acceptable. It is therefore submitted that the proposals have an acceptable visual impact on the character and appearance of the existing property as well as on the area more generally in accordance with Housing Policy 15 and General Policy 2b, c and g.
5.5 Whilst not referred to in the Housing Policy, it is important that development in the countryside, whether on land designated for development or not, complies with the standards of development expected on other land in the Island. General Policy 2 sets out these standards and the Residential Design Guide complements this by providing information on how the impact of new development on existing dwellings will be measured. The proposal results in the removal of two windows in the side elevation looking towards Fern Lea and the introduction of patio doors in the rear elevation will be mitigated by the removal of the large conifers and their replacement by new hedge and shrub planting which will provide a more effective lower level natural screen between the property and Pound Cottage.
5.6 We believe that the proposed works will enhance the appearance and character of the existing property, retaining an old and interesting building but bringing into the present and achieving modern

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standards expected today whilst maintaining its relationship with and impact on the neighbouring properties.

Sarah Corlett 12th April, 2023

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Appendix One - Landscape Character Assessment

D13 - SANTON Key Characteristics

• A predominantly rural landscape, dissected by A5 and A25 roads.
• Densely wooded valley bottoms amongst undulating rolling land with large rectilinear arable and pastoral fields on the gently sloping hill sides and rounded tops.
• Steep sided densely wooded Victorian pleasure Glens of Glen Grenaugh and Port Soderick Glen lead down to the coast.
• Victorian electric railway line and stations runs through the area at the bottom of Crogga Glen.
• Fragmented woodland along field boundaries and along tracks that access the scattered farm houses centred around Quine’s Hill (along the A25) and small settlements of Santon and Ballaveare.
• Sea-facing hill slopes with large open fields running along the cliff tops with gorse, heather and bracken along the cliff top periphery. • Incinerator chimney forms notable landmark in the immediate area.
• Presence of Manx Milestones.
• Abrupt linear southern built edge to Douglas, comprising residential and industrial development with minor localised extension of industrial character into character area south of Cooil Road.
• Pulrose Golf Course on edge of Douglas

Overall Character Description Numerous gentle to steeply sided river valleys cut down into the landform to form an undulating and rolling character with pronounced incised valleys. Glen Grenaugh and Port Soderick Glen are steepsided densely wooded valleys, the latter appropriated during the Victorian period as pleasure Glens with walkways and features such as bandstands and bridges. Linear fragmented woodland runs along the valley bottoms of these National Glens and along Crogga River. Hedgerow trees and woodland blocks surround the numerous farms in the area, which are predominantly located in the north of the area around Quine’s Hill.

Medium sized rectilinear arable and pastoral fields delineated predominantly by Manx hedges and some post and wire fences form a strong geometric field pattern on the gently sloping hill sides and rounded tops in the south of the area. Smaller rectilinear fields enclosed by Manx hedgerows, containing large hedgerow trees, cover the more settled north-eastern area where farmsteads such as Hampton Court and Cronkbane are concentrated. This field pattern stops abruptly in the north of the area where it meets the A24 and the linear built-up edge of Douglas. The far north-eastern part of the area comprises the Pulrose Golf Course, which extends in towards the centre of Douglas. Patches of gorse and heather grow in areas on the more exposed hill tops and along the eastern

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edges of the fields of the coastal facing slopes, along which the cliff top coastal path runs and forms the area’s seaward boundary.

The busy A25 runs along the lower valley sides with small, often steep and winding tracks branching off perpendicular from the main road to provide farm access, while smaller predominantly straight B roads, enclosed by tall hedgerow vegetation, which follow the grain of the rectilinear field pattern and link the small and wooded settlements within the area such as Santon and Seafield. The Victorian Electric Railway runs through the area along Crogga Glen with stations at Santon and Port Soderick before skirting around the bottom of Douglas Head which forms the north eastern boundary. Moderate sense of tranquillity away from Douglas and the major roads.

Key Views

• Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid.
• Incinerator chimney forms a notable landmark in the immediate area.
• Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms.
• Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top.
• Views from Isle of Man Steam Railway

Historic Features

• Victorian Isle of Man Steam Railway and stations, including Port Soderick (Registered Building) and the Old Toll Booth (Registered Building).

Ecological Features

• Farmland grassland habitats.
• Mature network of hedgerows containing deciduous trees in field boundaries.
• Aquatic and waterside habitats along river courses.
• Dense riparian woodland in Valley bottom with deciduous woodland along valley sides.
• Exposed heathland on steeper sea facing slopes.

Key Issues and landscape sensitivities

• Wooded horizons and skyline seen from valley bottoms.
• Ecological value of the aquatic and waterside habitats.
• Various sized pastoral and arable fields with Manx hedges.
• Wooded valley bottom with fragmented woodland along substantial field boundaries.
• Scattered farmsteads fringed by trees.

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• Wooded Victorian Pleasure Glen at Port Soderick.
• Victorian Isle of Man Steam Railway and stations.
• Presence of Manx Milestones.

Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons, its scattered settlement pattern, its Victorian pleasure glen and the railway

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Appendix Two - Strategic Plan policies

General Policy 2: 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 permitted, 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 siting, 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 existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory 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 practice in reducing energy consumption.

General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

(a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
(b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
(c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
(d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);

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(e) location-dependent development in connection with the working of minerals or the provision of necessary services;
(f) building and engineering operations which are essential for the conduct of agriculture or forestry;
(g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
(h) buildings or works required for interpretation of the countryside, its wildlife or heritage.

Environment Policy 1: The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV’s) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential.

Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).
Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.

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APL Planning Statement

Source & Provenance