Planning Statement

Planning Statement In Respect Of The Erection Of A Dwelling, Land At The Quadrant, Phildraw Road, Malew

Sarah Corlett Town Planning Consultancy Ltd 1 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

Company Registration 134325C

• 1.0 INTRODUCTION
• 1.1 The site is an approved residential plot situated on the western side of Phildraw Road, the A34 which runs generally south to north and linking Ballasalla with the Foxdale Road (also known as the Ballamodha Road or the A3). Phildraw Road is narrow in places and winding and has a variety of houses on both sides, some very substantial and all ranging in age and style.
• 1.2 The application site is approximately 1.4 acres in area.
• 1.3 The land immediately to the north has been recently developed with the house completed in 2021:

Completed dwelling to the north

• 1.4 There is an existing dwelling immediately to the south: Langdale sits over 60m from the public highway and faces south west. It has a small pond to the west of the house, some small outbuildings to the north and a large shed to the far north west adjacent to the field which abuts the rear of the application site.

Sarah Corlett Town Planning Consultancy Ltd 2 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

Company Registration 134325C

Langdale from the highway (above) and below, Phildraw from the application site

Sarah Corlett Town Planning Consultancy Ltd 3 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

Company Registration 134325C

Vinette from the application site and below, Phildraw from the site entrance

Sarah Corlett Town Planning Consultancy Ltd 4 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

Company Registration 134325C

• 1.5 Directly opposite the site are two houses on the other side of the road - Vinette (above) and Phildraw (below) which are relatively modest houses which sit close to the highway.
• 1.6 Access into the application site is already available courtesy of the adjacent development with which the application site shares a driveway which leads from Phildraw Road. To the north the entrance boundary is finished with a stone wall leading to a mown, neat bank with grassed verge. To the south, the bank and verge are not as neatly mown but are in situ.
• 1.7 Visibility is therefore available from the entrance in both directions as demonstrated in the application drawings where visibility is shown to avoid ambiguity.

Sarah Corlett Town Planning Consultancy Ltd 5 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

Company Registration 134325C

2.0 PLANNING POLICY CONTEXT 2.2 Area Plan for the South (2013)

• 2.2.1 Phildraw Road is one of the few places on the Island to have areas designated as Low Density Housing in Parkland which provide an opportunity for the erection of large houses in their own grounds. This land use designation has not been promoted in the most recent development plans. This provision dates back to the Isle of Man Planning Scheme (Development Plan) Order 1982 and Planning Circular 8/89 and in respect of the Area Plan for the South, is provided for as shown below with the application site roughly shown in red:
• 2.2.2 The Written Statement accompanying the Area Plan for the South explains the position in respect of Low Density Housing in Parkland as follows:

Sarah Corlett Town Planning Consultancy Ltd 6 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

Company Registration 134325C

• 4.9.2 Since 1982, sites have been designated in towns, in edge of settlement locations as well as more rural areas, for ‘Low Density Housing in Parkland’ (LDHP). This has helped, in part, to satisfy the demand across the Island for larger properties in their own grounds. The 1982 Development Plan and subsequent Local Plans distinguished between ‘existing’ and ‘proposed areas’ of LDHP and, for the time being, this designation continues to be a relevant planning policy approach. It has been recognised in the preparation of this Plan however, that the issue of building large houses in their own grounds, particularly in the countryside, affects the Island as a whole and should be dealt with nationally as part of the Isle of Man Strategic Plan Review. Therefore, it is not proposed to increase the number of designated sites in the South at this time, but the Plan does, for consistency purposes, retain the sites for LDHP that have appeared on previous approved Plans (see Appendix 3).
• 4.9.3 Until such time as guidance for such sites is reviewed via a new Planning Policy Statement, Planning Circular 8/89 ‘Low Density Housing in Parkland’ remains in force.

• 2.2.3 The only references to Phildraw Road within the Written Statement are those relating to Low Density Housing in Parkland.
• 2.2.4 There are no Constraints shown applicable to the site on the relevant map accompanying the Area Plan.
• 2.2.5 The site lies within an area of Incised Inland Slopes - D14 on the Landscape Character Assessment. This was a document commissioned by the Department and published in 2008. Its findings have been very generally adopted in a draft Planning Circular but the full assessment is much more helpful and site specific. The Area Plan has summarised the findings but the full assessment as it applies to this site is set out at Appendix One of this document.
• 2.2.6 The Area Plan summary is as follows:

Ballamodha, Earystane and St Marks (D14) The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric

Sarah Corlett Town Planning Consultancy Ltd 7 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

Company Registration 134325C

field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes.

The strategy should also include the restoration of landscapes disturbed by former mining activities.

Key Views

Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons.

Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views.

• 2.2.7 Whilst there are a series of Landscape Proposals which carry forth specific objectives to particular areas following on from the Landscape Character Assessment, there is none that appears applicable to the application site.

2.3 Isle of Man Strategic Plan 2016

• 2.3.1 This is a largely non geographic document which sets out overarching policy guidance for all types of development on the Island.

• 2.3.2 Whilst there is a presumption against development which would be harmful to the countryside, the “countryside” for these purposes is defined in Environment Policy 1 as 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 (Environment Policy 1). General Policy 3 confirms that the presumption against development is directed towards that which is outside of those areas which are zoned for development on the appropriate Area Plan.
• 2.3.3 In this case the site is designated for development and as such, these policies are not considered relevant and instead, the guiding policy should be Planning Circular 8/89 and Strategic Plan General Policy 2 which states:

Sarah Corlett Town Planning Consultancy Ltd 8 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

Company Registration 134325C

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;

Sarah Corlett Town Planning Consultancy Ltd 9 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

Company Registration 134325C

(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.

• 2.3.4 Further advice is provided to provide additional guidance on some of these elements in other Strategic Plan policies including Environment Policies 4 and 7 (ecology), Environment Policy 3 (trees), Transport Policies 4 and 7 and Appendix Seven (highway safety and car parking) as well as supplementary documents including the Residential Design Guide (impact of development on existing dwellings and their occupants) and the Manual for Manx Roads (highway safety and car parking).
• 2.3.5 Strategic Policies 3 and 5 set out an expectation that development will have a positive impact on the environment and landscape.
• 2.3.6 Emerging policy, including Climate Change Act provisions and Biodiversity Net Gain are not yet formal requirements although it is generally expected that development results in no biodiversity net loss. Protecting habitat and creating new opportunities for nature are always encouraged along with the inclusion of renewable energy installations and maximising solar gain through orientation and design.

2.4 Planning Circular 8/89 - Low Density Housing in Parkland 2.4.1 This sets out the guiding principles of development in areas of Existing and Proposed Low Density Housing in Parkland. The form of development is described as where “buildings are substantial and designed and finished to the highest quality and each dwelling must be sited, in at least 1 acre (0.4ha) of its own grounds, such as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees.” It also adds that “satisfactory provision of services and access will of course also be required” and that “all applications for the development of such areas must include an accurate and complete survey showing existing ground levels and the position and branch-

Sarah Corlett Town Planning Consultancy Ltd 10 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

Company Registration 134325C

spread of all trees and it is recommended that, “once this information is available, the applicant’s Architect consult the Department’ planning officers.”

2.4.2 The applicant’s architect has had discussions with the planning officer prior to the submission of the application. The officer was generally supportive of the images shown, which are reflected in the current submission.

Sarah Corlett Town Planning Consultancy Ltd 11 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

Company Registration 134325C

• 3.0 PLANNING HISTORY The site
• 3.1 The site has been the subject of a planning application for the erection of a dwelling which was permitted. Access is in place and footings have been dug.
• 3.2 17/00960/B was permitted on 17.10.17 and included the creation of the access, the erection of the dwelling and all associated services. This approval was subject to 5 conditions, one of which required the submission of the details of the species of the trees and the approval of these details by the Department prior to the commencement of any building works. This was permitted on 25th June, 2021. A further condition required that prior to any other works taking place, the access and visibility splays as shown in the submitted drawings must be in place. This has been satisfied.

Sarah Corlett Town Planning Consultancy Ltd 12 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

Company Registration 134325C

• 3.3 The approved dwelling was a two storey structure with areas of painted render, timber cladding, stonework and glazing.
• 3.4 The approved dwelling contained a games room, lounge, study, hall, family area, breakfast area, kitchen, dining room, plant room, boot room, utility, wine store, porch, garage and garden store on the ground floor with the first floor accommodating four sizeable bedrooms with open area, balcony and mezzanine over the ground floor area.

Sarah Corlett Town Planning Consultancy Ltd 13 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

Company Registration 134325C

Sarah Corlett Town Planning Consultancy Ltd 14 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

Company Registration 134325C

Sarah Corlett Town Planning Consultancy Ltd 15 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

Company Registration 134325C

• 3.5 The house was to be drained into a new Klargester biodisc situated between the house and the road with a new Wavin Aquacell soaraway surface water drainage system sized to suit inflow and ground percolation.
• 3.6 Prior to that, approval in principle was granted for the principle of the erection of a dwelling within the curtilage of The Quadrant, which was permitted. The details of access were also shown and approved in detail in this application. This would have seen a dwelling built on the application site, with The Quadrant remaining in situ and with both properties sharing the same access (16/00354/A).

Sarah Corlett Town Planning Consultancy Ltd 16 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

Company Registration 134325C

• 3.7 Before that approval which established the principle of two dwellings within the curtilage of The Quadrant, permission was refused for the principle of three dwellings on the site. This, 08/02056/A, was refused for the reason that it was not considered that three dwellings could be accommodated whilst according with the requirements of Planning Circular 8/89 and also there were concerns about the adequacy of the access.
• 3.8 The Quadrant was approved to be replaced under 19/00536/B with amendments permitted under 19/01321/B and that property is complete.
• 3.9 The property to the south, Langdale has been the subject of applications for the implement store (86/00252/B), a conservatory (95/01547/B) and an extension to the barn (06/01579/B).
• 3.10 Outside of the area designated for Low Density Housing in Parkland there have been refusals for new dwellings (93/00792/A) but within the area of LDHP there have been other permissions granted for large dwellings in their own grounds (17/00832/A, 17/00833/B, 09/00023/B).

Sarah Corlett Town Planning Consultancy Ltd 17 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

Company Registration 134325C

• 4.0 THE PROPOSAL
• 4.1 Proposed now is the erection of a new dwelling on the site. The dwelling will be in approximately the same position as the approved dwelling and with similar accommodation but with a smaller overall footprint and with the projecting garage extension positioned on the northern side of the building rather than at the southern side. The dwelling is marginally closer to the highway than was the approved scheme but remains no further forward than the access leading from the shared entrance.
• 4.2 The proposed dwelling differs also from the approved building in terms of materials and design. Rather than primarily render, the proposed dwelling is to be finished in facing brick and with a more traditional style albeit more Georgian with its hipped roof, than Manx vernacular although noting that a number of existing large houses on the Island contain some of these features - Woodlands (red brick), Ballaughton Manor, Pulrose Manor, Glen Garwick, Ellerslie Manor, Ballavale, Ballamanaugh and Ballamoar (Patrick) all having hipped roofs. Also, closer to the site than these is Fildraw Mansion House which is currently being offered for sale:
• 4.3 This was one of the first large houses to be built along Phildraw Road. What is currently proposed on the application site is not a copy of this, and is much smaller, but there are consistencies in finish and form.
• 4.4 The dwelling has many detailed elements to add interest - a pediment above the projecting central single storey entrance porch and slightly projecting first floor above; strong string courses, cornicing and parapet above the porch together with subtle brick

Sarah Corlett Town Planning Consultancy Ltd 18 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

Company Registration 134325C

quoins on each corner. The building has vertically proportioned windows and a fine entrance door with glazed sidelights and arched fanlight.

• 4.5 The dwelling again accommodates four bedrooms and like its predecessor, has a guest suite above the garage which will also accommodate three vehicles as well as providing opportunities for electric vehicle charging and secure bicycle storage.
• 4.6 Access to the highway will remain as approved and minor changes are proposed to the private access shared by the existing new property to the north.
• 4.7 The foul water from will be via new pipework to a private STW located in the rear garden. The disposal of surface water has been discussed with Manx Utilities and is will incorporate new pipework and SUDS to discharge to the proposed pond in front garden where attenuated before discharge to surface water drainage which directly enters Awin Ruy watercourse to the rear of Vinette via and existing 450mm pipe and spillway.
• 4.8 The proposed dwelling will have a total floor area of 811 sq m compared with 923 sq m of the approved scheme. The proposed dwelling is slightly taller than the approved scheme 9.5m to the ridge compared with 8.5m and 6.9m to the eaves compared with 6.2m.
• 4.9 The site will be landscaped with new native tree planting in the front garden along with the creation of a pond which will accommodate surface water and attenuate its flow to the surface water drainage. To the southern side will be a formal hedged garden area and to the rear will be a large area of lawn with a fruit tree orchard to the south and an informal path winding through the trees. At the rear of the site will be an area for growing flowers, fruit and vegetables and a small garden shed.
• 4.10 To the north of the vegetable area will be a solar array facing south. The shed and solar panels are capable of being erected without planning approval under the Town and Country Planning (Permitted Development) Order 2012.
• 4.11 There is also the opportunity of a green house at the south eastern side of the vegetable area.

Sarah Corlett Town Planning Consultancy Ltd 19 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

Company Registration 134325C

• 5.0 ASSESSMENT
• 5.1 The site is designated for development and has an approved development already commenced. As such, there is a presumption in favour of a development which has no greater impact than that which has approval and where the development is considered to accord with the relevant development plan policies - notably General Policy 2 of the Strategic Plan and Planning Circular 8/89.
• 5.2 In terms of Planning Circular 8/89, the proposed dwelling remains substantial and designed and finished to the highest quality and is sited, in at least 1 acre (0.4ha) of its own grounds, such as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees.
• 5.3 The dwelling is designed in a more traditional rather than a contemporary style and has a facing brick finish which, it is suggested, will retain its colour and effect over time. The relevant Circular requires that dwellings are substantial and whilst what is now proposed is marginally smaller than what has approval and is capable of implementation, it is still a substantial house which sits in a large plot which will be landscaped to enable the proposed dwelling to sit comfortably in its surroundings. Phildraw Road has a variety of different types of dwellings and what is proposed will add to this variety and further the interest in the various buildings one may see as one travels along it. We would submit that the proposal complies with the requirements of Planning Circular 8/89 and would have a positive impact on the street scene, thus complying with General Policy 2b, c and g.
• 5.4 The dwelling remains a similar distance from Langdale but the change in layout means that a smaller area of building is closest to this existing dwelling to the south. There are no first floor windows in the southern elevation and therefore no first floor windows looking towards Langdale. The two properties will be 36m at closest and separated by the existing tall boundary hedging which provides significant and effective screening at ground floor level of both sites.

Sarah Corlett Town Planning Consultancy Ltd 20 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

Company Registration 134325C

View of the existing boundary between the application site and Langdale

• 5.5 In respect of the impact on the outlook and privacy of those in Phildraw and Vinette as well as the approved dwelling to the north, the proposal is largely similar to what already has approval so will have no greater impact and the proposal dwelling will be in excess of 20m from all adjacent dwellings regardless of where the proposed windows are to be located. As such, the proposal complies with General Policy 2 g and k.
• 5.6 Provisions for access to the highway will remain as approved and the development proposes significantly more than the two parking spaces required by the Strategic Plan, together with appropriate manoeuvring space within the plot. The proposal therefore complies with General Policy h and i.
• 5.7 The plot will be landscaped with fruit trees which will add to the sources of nectar and food for local wildlife and native shrubs and plants, resulting in an enhancement of the habitat available on the site. The proposal therefore complies with General Policy 2d. No trees or existing vegetation are to be removed and as such the proposal also complies with General Policy 2e.

Sarah Corlett Town Planning Consultancy Ltd 21 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

Company Registration 134325C

5.8 The site has been stripped of top soil and the proposal will reintroduce domestic landscaping. The site is free of Japanese Knotweed.

• 5.8 The development will result in a beneficial impact on the area, resolving a currently undeveloped plot in an otherwise developed streetscene and with no greater impact than would have the previously approved dwelling. The incorporation of solar panels in the garden and air source heat pump technology, together with the adherence to modern standards of construction as are required by the Building Regulations ensures compliance with General Policy 2n.
• 5.9 We would submit that the proposed development complies with all of the relevant planning policies and would support the objectives of the Landscape Character Assessment in preserving the character and distinctiveness of this part of the Island with its interesting range of large and well designed and finished dwellings.

Sarah Corlett 20.02.25

Sarah Corlett Town Planning Consultancy Ltd 22 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

Company Registration 134325C

APPENDIX ONE

EXCERPT FROM THE LANDSCAPE CHARACTER ASSESSMENT 2008 D14 – BALLAMODHA AND ST MARK’S Key Characteristics

• • Land slopes down from the southern uplands towards the coast.
• • Numerous deeply incised wooded river valleys and glens cut down into the landscape forming ribbons of fragmented woodland.
• • National Glens at Silverdale and Colby
• • Settled farmland character with some large nucleated settlements along the A7, small villages and a variety of scattered dwellings and farms.
• • Smaller predominantly rectangular pastoral fields with Manx hedges topped with gorse on the upland slopes to the north.
• • Patches of gorse, bracken and heather in fields on the upper slopes.
• • Larger rectilinear pastoral and arable fields with large deciduous trees growing on Manx hedges on the more gently sloping southern slopes.
• • Around the various settlements and farms there are smaller rectangular arable and pastoral fields with Manx hedgerows containing numerous trees and some stone walls.
• • Network of tracks, small lanes and larger roads enclosed by substantial hedgerows containing deciduous trees all growing on grass covered Manx hedges.
• • Numerous small reservoirs and water bodies associated with water courses.
• • Some small churches with spires as well as various standing stones and other visible archaeological sites.
• • Presence of Manx Milestones.
• • Quarries at Turkeyland and at Billown.

Overall Character Description Land slopes steeply down from the southern uplands with small rectangular fields of rough pasture containing patches of gorse and some bracken in places where these upland species have spread out from the low Manx hedges. A variety of predominantly stone hill farms with numerous outhouses surrounded by fragmented woodland, such as Ballaglashan and Glenmoar Farm, are located on these steeper slopes. The tight geometric field pattern on these slopes loosens as the slope angle becomes shallower with larger, predominantly angular but irregularly shaped fields of grazing and agriculture covering the majority of the

Sarah Corlett Town Planning Consultancy Ltd 23 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

Company Registration 134325C

flatter southern area. Smaller fields surround the various small clustered settlements. There are also groups of trees surrounding these settlements (e.g. the more traditional village of St. Mark’s with its stone houses, church and conservation area) and also around loosely clustered dwellings such as those along the A34 north of Ballasalla. Located along the busy A7 road are the two larger nucleated settlements of Ballabeg and Colby whose traditional fabric has been added to with numerous modern extensions that back onto small fields with some screening in the form of mature trees in surrounding hedgerows.

Through this gently sloping and undulating landscape cut numerous steep sided deep and heavily vegetated river valleys, including Colby River, Silver Burn and Santon Burn, with numerous smaller tributaries joining their courses along with various rectilinear drainage ditches. These wooded valleys form sinuous fingers of fragmented woodland that cut across and disrupt the field pattern and otherwise gently sloping landform. Colby Glen and Siverdale Glen are designated both as conservation areas and National Glens. These glens were developed during the Victorian times to allow visitors waterside access and a chance to experience these enclosed valleys and their lush riparian vegetation by way of footbridges and paths with handrails to promenade. Many original features remain today.

A network of small tracks, narrow roads and larger A roads traverse the area and are predominantly contained by steep sided grassy banks of the Manx hedgerows that line the roads, with varying hedgerows, some containing trees in places. There is a settled but semirural character. There is a relatively strong sense of tranquillity that pervades much of the area. Wooded horizons are common in most places, creating an intimate contained and continuous character. The steep sided Glens break what would otherwise be a relatively monotonous landscape to create active and dramatic elements that one can descend down into from the surrounding fields.

Key Views

• • Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons.
• • Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views.

Historic Features

• • Numerous chapels and churches including Columbus Church and Kirk Santon with Medieval crosses

Sarah Corlett Town Planning Consultancy Ltd 24 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

Company Registration 134325C

• • Standing stones and some earthworks
• • Rushen Abbey (Cistercian) and Monks Bridge
• • Silverdale watermill and roundabout

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 Glen bottoms
• • Fragmented blocks of deciduous woodland
• • Bird sanctuary at junction of A34 and A3

Evaluation of Inherent Landscape Sensitivities

• • Mixture of field size and pattern with various hedges containing a variety of vegetation.
• • Fragmented woodland in valley bottoms and along National Glens.
• • Rivers and reservoirs with aquatic ecosystem with riparian habitats.
• • Built up edge of Ballasalla and nucleated settlements of Ballabeg and Colby.
• • Scattered traditional farms and hamlets fringed by deciduous woodland.
• • Network of tracks, small lanes and larger roads enclosed by substantial hedgerows containing deciduous trees all growing on grass covered Manx hedges.
• • Sites of archaeological importance.
• • Manx Milestones by roadside.
• • Victorian Isle of Man Steam Railway station and halts.

Landscape Strategy The overall strategy for the area should be to conserve and enhance the character, quality and distinctiveness of this farmed landscape with various field patterns defined by different hedges, a scattered settlement pattern of traditional hamlets, farmsteads and nucleated settlements fringed by trees, a varied road network enclosed by grassed Manx hedges and roadside vegetation, and numerous wooded valleys and glens. In addition to the conservation of archaeological sites, measures should also be adopted to conserve and enhance the physical structure and setting of upstanding heritage features such as the Silverdale watermill.

Sarah Corlett Town Planning Consultancy Ltd 25 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

Company Registration 134325C