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Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man 1M7 4AW t: 07624 485557 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 134325C
1.1 The site is the residential curtilage of 2, Knocksharry Cottages, a semi-detached generally traditional Manx cottage which sits adjoining and to the north of 1, Knocksharry Cottages.
1.2 The buildings around the site are: to the north, land and buildings associated with Knocksharry Farm, now a collection of separate dwellings including The Grange and Knocksharry Farm along with 2, Knocksharry Cottages which is a semi-detached house attached to number 1: to the south, across the A4 are Westward and Orry Cottage.
1.3 There is a tumulus to the north west of the site, a burial cairn which takes the visible form of a mound which lies partly within the land associated with 1, Knocksharry Cottages and partly within the land owned in association with The Grange.
1.4 The applicants, a local, Manx family, have four children, one of whom was involved in an horrific car accident on the Island in January, 2022. After having been flown to Aintree
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballochrick 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 Company Registration: 194325C
hospital, he remained on life support in a medically induced coma as a result of the brain injury, fractures to his face and skull and damage to his left eye. Thanks to the excellent facilities and care at Walton Hospital and his determination to improve his condition, eighteen months since the accident, he has made amazing progress and can now move around with the aid of a wheelchair as he cannot walk unaided and whilst he is still working on his speech with specialist therapists, he is now able to eat without the feeding tube and has been able to get out and about in a car and will soon be able to make short visits back to the Island to be with his family.
1.5 With incredible generosity from local people, friends and family and businesses, the family have been able to raise enough funds to facilitate the construction of facilities which will enable him to stay at home and this application proposes to construct a single storey extension to enable this to happen. This planning statement aims to demonstrate that the proposal is acceptable.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrisik Croft, Ballacorey Road, Bride, Isle of Man IM7 4J0V t: 07624 485557 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 114125C
2.1 Proposed is a single storey extension to the existing property to provide accessible facilities in the form of a living area including a bedroom with en-suite wet room and a dining area all accessible from the main house but with a new entrance from the front as the existing front door is narrow - typical of Manx cottages - and the internal layout which provides accommodation over two storeys could not accommodate someone in a wheelchair. It is likely that in order to get through the front door, anyone in a wheelchair would have to stand and walk through rather than being able to wheel themselves or be wheeled through and may not be able to move through to any other rooms in the house.
2.2 The extension has been designed as a continuation of the existing frontage of the two cottages, acknowledging that number 1 has already been extended to the side in two storey form with a small, forward single storey extension: the two cottages are not as they were originally construction although retain their traditional character with the pair partly screened from the road by existing walling and hedging which prevent a complete view of both properties in their entirety.
2.3 The extension will have a pitched roof, continuing the form of the existing cottages, but at single storey level with a small section at the rear being flat roofed. Whilst this form of construction is generally discouraged, the existing rear extension makes connection of the proposed extension difficult in any other form. It is notable that this part of the proposed extension is not publicly visible and the view from neighbouring properties and the private lane which serves them, is limited by the existing vegetation.
2.4 The extension will be located in the side garden of the property with a significant area remaining for the use of the occupants. 2.5 The existing house has an externally measured floor area of 164 sq m and the proposed extension measures 53 sq m - an increase of 32%.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachritak Croft, Ballacorey Road, Bride, Isle of Man 2M7 4AW t: 07624 485587 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 114325C
3.1 It is important in the determination of any planning application, to establish what can be considered as relevant information. The Town and Country Planning Act 1999 sets out the considerations for the determination of any planning application in Section 10:
In dealing with an application for planning approval or an application under subsection (3), the Department shall have regard to —
(a) the provisions of the development plan, so far as material to the application, (b) any relevant statement of planning policy under section 3; (c) such other considerations as may be specified for the purpose of this subsection in a development order or a development procedure order, so far as material to the application; and (d) all other material considerations.
3.2 The development plan in this case comprises the Strategic Plan and the Isle of Man Planning Scheme (Development Plan) Order 1982 which is the only adopted land use document for this part of the Island. On the Isle of Man Planning Scheme (Development Plan) Order 1982 the site lies within a wider area of an area of High Landscape or Coastal Value and Scenic Significance and is also designated as Woodland with the area of archaeological interest highlighted with a red circle:
3.3 Whilst the Cabinet Office is presently in the process of creating a new Area Plan (for the North and West) which will replace this, this is in draft form with no timescale for the
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachritok Croft, Ballacorey Road, Bride, Isle of Man 1M7 4J0W t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 134325C
holding of a public inquiry (which the draft Plan stated would be in the Spring of 2023) so has limited weight. In any case, it is not considered to introduce any policies or assumptions which materially or significantly change those which currently apply to the site other than the application of Areas of High Landscape or Coastal Value and Scenic Significance (see paragraph 3.6 and 3.7 below). Indeed, the Area Plan must be formulated so to be in general conformity with the Strategic Plan (Section 2(4) of the Town and Country Planning Act 1999). Where there is inconsistency, whichever document was adopted later will prevail.
3.7 The Area Plans that have been prepared under the Town and Country Planning Act 1999 have moved away from the Areas of High Landscape or Coastal Value and Scenic Significance and to the Landscape Character Assessment clarifications of the countryside. The Area Plan for the North and West will continue with this approach and when adopted, there will cease to be any Areas of High Landscape or Coastal Value and Scenic Significance. However, for the purposes of determining this application, the Areas of High Landscape or Coastal Value and Scenic Significance are relevant as are the findings and guidance contained in the draft PPS on the Role of Landscape Character in Development.
3.8 Development is generally directed to sustainable locations within existing settlements in accordance with Strategic Plan Policies - the Strategic Aim, Strategic Policies 1, 2 and 10, Spatial Policy 5, Transport Policy 1 and development in undesignated areas is presumed against unless it satisfies one of the exceptions set out in General Policy 3. Whilst extensions to existing housing is not included in this list of exceptions, there are policies which support the extensions of existing properties in the countryside: these, Housing Policies 15 and 16 separate houses which are of traditional character and those which are not. In this case, whilst there have been more modern extensions at the rear, the principal part of the property and its frontage is considered to be traditional, so Housing Policy 15 is the appropriate policy to apply to this application. This requires that extensions respect the proportion, form and appearance of the existing building to which they will be attached and generally extensions should not be more than larger than what exists. 3.9 Development which adversely affects the countryside is presumed against in Environment Policy 1 unless it can be demonstrated that there is an over-riding national need for it and there are no reasonable or acceptable alternatives with the most important consideration in areas of High Landscape or Coastal Value and Scenic Significance being the protection of the character of the landscape unless the development would not harm the character and quality of the landscape or the location for the development is essential (Environment Policy 2). 3.10 Development which adversely affects archaeology is presumed against (Strategic Policy 4 and Environment Policy 40 and where there is a risk to archaeology, evaluations may be required (Environment Policy 41).
3.11 The site lies within an area designated on the draft Landscape Character Assessment as D6 Incised Inland Slopes - Cronk-y-Voddy. The complete Assessment reference is included at Appendix One but in summary seeks to protect the rural character of the area, supporting Environment Policies 1 and 2, having identified the historical features of importance and the field and settlement pattern of the area.
3.12 The site does not contain any Registered Trees, Registered Tree Areas nor Registered Buildings nor is it in a Conservation Area or any area identified as being at risk of flooding on the national flood risk maps.
3.13 Environment Policy 14 presumes against the development of the most versatile agricultural land. The site falls within an area of Class 3/4 on the Agricultural Soils Capability Map.
3.14 The Residential Design Guide provides general advice about the appearance and impact of residential development. Generally new windows should be at least 20m from any other existing residential window and there are guidelines about how new buildings can affect light and outlook and how this may be assessed.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrinik Croft, Ballacovey Road, Bride, Isle of Man IM7 4AW t: 07624 485557 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 154325C
4.1 The property itself has been the subject of applications for removal of an existing flat roof and its replacement with a pitched roof with replacement of the windows with UPVC framed ones (97/01211/B), a garage (together with number 1) - 02/02410/B, a first floor bedroom extension (06/00130/B) and a later resubmission of this (15/00250/B). Permission was also granted to the current applicants for the use of an existing summer house as a beauty salon (07/01983/C). All these applications were permitted. The extensions were proposed by the current applicants to accommodate their then growing family.
4.2 The adjacent property has been subject to applications for alterations and extensions including 06/00131/B which was a two-storey rear extension mirroring but slightly wider than that proposed on number 2 at the time. Both of these applications were approved and have now been implemented. Most recently a solar array was approved in the field to the rear of number 1 (23/01315/B).
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrinik Croft, Ballacorey Road, Bride, Isle of Man 1M7 4AN t: 07624 485557 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 1943/56
5.1 The site is not designated for development but there is provision for extensions of existing dwellings (Housing Policy 15). This policy should be read together with those which protect the countryside for its own sake and seek to achieve high standards of design and building on our Island (Strategic Policies 3, 4 and 5 and Environment Policies 1 and 2 and General Policy 2).
5.2 In this case, the proposal represents an extension of the existing floor area by 32% - less than the recommended 50% increase over the existing. It is important to consider that Housing Policy 15 states that "Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)" (my emboldening). This does not consider what may have gone before or whether any further extension of an existing property would exceed an area 50% greater than the original property (see the inspector's report for 12/00285/B). That decision, correctly concludes that it is the overall, actual impact of the proposal which is of paramount importance rather than just the mathematics per se.
5.3 The existing continues the pitched roof and external finishes of the existing property including a second porch to match the existing and one window on the front elevation to match the existing two further along. From the public gaze therefore, the extension, we feel will achieve a harmonious relationship with the existing buildings to which it would be attached and satisfy the requirements of Housing Policy 15 in terms of proportion, form and appearance.
5.4 Whilst there is a small flat roofed section at the rear, this will not be publicly visible and even screened from the other residents in the area - those who may use the lane or overlook the site due to the existing vegetation which surrounds the side garden and the rear garages.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballackrink Croft, Ballacorey Road, Bride, Isle of Man 0M7 4AW t: 07624 485587 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 034325C
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachritik Croft, Ballacooey Road, Bride, Isle of Man 1917 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 13432SC
5.5 As one passes the site, there is only a fleeting glimpse of the cottages but this is partly screened by existing hedging either side of the cottages.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachitah Croft, Ballacorey Road, Bride, Isle of Man 1M7 4AW t: 07624 485537 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 11432SC
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrituk Croft, Ballacorey Road, Bride, Isle of Man IM7 4JJW t: 07624 485537 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: E14325C
5.6 The proposal, we feel satisfies the policies which guide the extension of existing rural traditional properties and those which protect the countryside for its own sake. Whilst there is a small area of flat roofing, this will not generally be visible from the private area around the site and not visible at all from the public gaze. It would be difficult to design a pitched roof which would tie into the existing house to which it would be attached.
5.7 The proposal will not increase or change the occupation of the site so there will be no impact on highway safety or car parking which is available on site at the front and rear. The proposal is some distance from the adjacent residential properties with no new windows other than at a significant distance and with intervening vegetation.
5.8 We hope that this proposal is considered favourably by both the Department and those who live alongside the site. It will make a significant difference for the applicants to be able to accommodate their son in the family home and may also contribute to his continued improvement by being able to be in familiar surroundings with his family and friends. Without the extension it would not be possible for the family to continue living in their family home which they have lived in for some time and have adapted it over time to accommodate their changing family needs. What is proposed is continuing this in a form that we hope is considered to meet with the relevant planning policies.
Sarah Corlett 20th July, 2023
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballaconey Road, Bride, Isle of Man 1M7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 154325C
Rolling to steep land descends from the upland areas down to the coast with a variety of steeply sided wooded river valleys such as the National Glen of Glen Mooar cutting into the undulating plateau. Mature hedgerow trees, a variety of Manx hedges and gorse hedgerows separate areas consisting of fragmented fields of rough grazing and patches of moorland vegetation on the higher inland slopes from the more larger rectilinear pastoral and arable fields that cover the lower slopes closer to the sea where extensive views along the coastline are gained in places. A semi-improved landscape overall but more open in the west.
Settlement pattern is dispersed, consisting of clusters of buildings or scattered isolated farmsteads of traditional Manx style. Wooded valley bottoms, hedgerow trees and tree planting around the various scattered farmsteads and building clusters create a fragmented wooded horizon. The grass banks of the Manx hedges that line the various small lanes, tracks and roads in the area enclose views in places while extensive views across the Island and out to sea are gained in the western portion of the Character Area, such at the northern
end of Bayr ny Staarvey where the remains of Keeill Pharick are also located. Other ruined Keeills such as Cabbal Pherick Chapel in Glen Mooar, earthworks such as Manannan's Chair and various cairns reveal the age/history of human habitation in this area.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachtrink Croft, Ballacorey Road, Bride, Isle of Man 1M7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 114325C
The overall strategy should be to conserve and enhance the character, quality, and distinctiveness of the area, with its patchwork of upland fields fringed by valley bottom woodland and moorland and its enclosed and intimate rural road network, a tranquil and remote character with traditional hamlets, scattered farm buildings, and nucleated settlements built in a vernacular style.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachritok Croft, Ballacorey Road, Bride, Isle of Man 1M7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 134325C
Strategic Aim: To plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting, and improving the quality of the environment, having particular regard to our uniquely Manx natural, wildlife, cultural and built heritage.
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and underused land and buildings, and reusing scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services.
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.
Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (a) avoiding coalescence and maintaining adequate physical separation between settlements; and (b) having regard in the design of new development to the use of local materials and character.
Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead to unacceptable environmental pollution or disturbance.
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.
Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement.
Spatial Policy 5: New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3.
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;
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:
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 overriding 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.
Environment Policy 14: Development which would result in the permanent loss of important and versatile agricultural land (Classes 1-2) will not be permitted except where there is an overriding need for the development, and land of a lower quality is not available and other policies in this plan are complied with. This policy will be applied to
(a) land annotated as Classes 1/2 on the Agricultural Land Use Capability Map; and
(b) Class 2 soils falling within areas annotated as Class 2/3 and Class 3/2 on the Agricultural Land Use Capability Map.
Environment Policy 40: Development will not be permitted which would damage, disturb or detract from an important archaeological site or an Ancient Monument or the setting thereof.
Environment Policy 41: The Department will require that archaeological evaluations be submitted prior to the determination of proposals affecting sites of known or potential archaeological significance. In cases where remains are affected but preservation in-situ is not merited, the Department will expect to secure excavations and/or recording in advance of construction work either by the imposition of suitable conditions attached to a planning permission or through a formal agreement entered into with the developer.
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).
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachirink Croft, Ballacorey Road, Bride, Isle of Man 1M7 4AW T: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration: 114325C
Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrisk 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 Company Registration: 104325C
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