Planning Statement

Planning Statement In Support Of The Replacement Of The Existing Dwelling And Erection Of New Dwelling, Garage, Greenhouse And Workshop, Abbey Mill Lodge, Bridge Road, Ballasalla, Malew Im9 3Da

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

Sarah Corlett

1.0 Introduction

1.1 Abbey Mill Lodge is an existing dwelling which sits on the north western side of Bridge Road, between Anne's Cottage to the north east and the former Methodist Chapel to the south west (approved for conversion to a dwelling - see Planning History). 1.2 The existing dwelling is a relatively modern bungalow with tiled roof, external chimney breast, rendered walls and generally large, horizontally proportioned windows. The dwelling has an attached, flat roofed garage. There is also a detached stable building on site.

1.3 The dwelling sits in a landscaped site extending to over half a hectare (1.4 acres). The site bounds Bridge Road to the south west; Mill Road adjacent to the bridge over the Silverburn and 1 and 2, Mill Cottages to the north; the rear of That’ll Do, the former Methodist Chapel, Anne’s Cottage, Abbey Church and hall to the east. Across the river to the west is Rushen Abbey and the Rushen Abbey Hotel.

Rear of 1 and 2, Mill Cottages from within the site

That’ll Do from the bridge

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

Rushen Abbey Hotel/ The Abbey above

1.4 The County Series maps dating from 1868 show this area as having a number of roadside buildings, no church with the hotel and abbey buildings visible:

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 Company Registration 134325C

• 2.0 Planning context Area Plan for the South
• 2.1 The site lies within a wider area of Predominantly Residential land on the Area Plan for the South which was adopted in 2013. The site also lies within the Silverburn Conservation Area (the green unbroken line below), within the settlement boundary (the purple line below) and outwith the area of Registered Trees (the light green shading below). The dashed green line below denotes a proposed extension to the adopted Conservation Area.

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

• 2.2 There are no Registered Buildings within or near to the site although Rushen Abbey is a Scheduled Ancient Monument.
• 2.3 There are no Constraints shown on the relevant map attached to the Area Plan applicable to the site.
• 2.4 The part of the site adjacent to the Silverburn is shown on the national flood risk maps as being at risk of river and tidal flooding and there is a high likelihood of surface water flooding across the whole of the site.

Isle of Man Strategic Plan 2016

• 2.5 Development which is considered to be at risk of flooding is presumed against and a Flood Risk Assessment is required in applications for development of such areas (Environment Policies 10 and 13 and General Policy 2l of the Strategic Plan).
• 2.6 General Policy 2 sets out a broad ranges of considerations for development which are applicable when the development accords with the land use designation. These considerations relate to highway safety, ecology, visual impact, landscaping and the impact on the living conditions of those in adjacent dwellings. The Residential Design Guidance provides further advice on how such impacts may be assessed.
• 2.7 The Residential Design Guide also provides guidance on the design of new dwellings:

• 3.1.2 This document is intended to facilitate good quality design, and an important aspect of that is local distinctiveness.
• 3.1.3 New residential development should be informed by the best qualities of our existing residential areas. However, this does not mean that all new residential developments should seek to replicate the appearance of older ones, and good quality contemporary design is encouraged.
• 3.1.4 Nevertheless, it is important that the design of new residential developments, including their scale (including height), form, layout/orientation, and detailed design (including the materials used) is informed by and respects both the nature of the development site and the character of the neighbouring buildings and surrounding area.

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

• 3.1.5 The character and context of any residential development is created by the locally distinctive patterns and form of development, landscape, culture, and biodiversity. These elements have often built up over a considerable time and tell a story of the site's history and evolution - the creation of a ‘sense of place’.
• 3.1.6 The character and context of a site should influence design positively so that development does not simply replace what was there but reflects and responds to it, for example by allowing the long-term retention of existing mature landscaping features such as trees or water features.
• 3.1.7 The initial site context should also identify established building heights, lines, and orientation of buildings that are adjacent to the site and should have a positive relationship with established housing and other development, including ease of pedestrian and vehicular movement.

• 2.8 The Strategic Plan generally encourages good design and that new development enhances its environment (Strategic Policies 3, 4 and 5, Environment Policy 42).
• 2.9 Development is generally directed towards existing settlements (Strategic Aim, Strategic Policies 1, 2 and 10, Transport Policy 1 and Spatial Policy 4).
• 2.10 Development within a Conservation Area (CA) is expected to preserve or enhance the character or appearance of the CA (Strategic Policy 4, Environment Policy 35) and take account of the special characteristics of the area (Planning Policy Statement 1/01 Conservation of the Historic Environment of the Isle of Man CA/2).
• 2.11 Development is expected not to adversely affect the fabric or setting of Ancient Monuments (Strategic Policy 4, Environment Policy 40) and where a site is thought to affect a site containing features of archaeological importance, appropriate evaluations are expected to accompany any planning application for development which might affect it (Environment Policy 41).
• 2.12 There is a presumption that buildings which make a positive contribution to a Conservation Area will not be removed (Environment Policy 39 and PPS 1/01 CA/6).

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

• 2.13 Development is now expected to take account of Climate Change and maximise thermal and energy efficiency and reduce carbon emissions (Climate Change Act and the Residential Design Guide (RDG).
• 2.14 Development is expected to have an acceptable impact on the living conditions of those in adjacent dwellings (General Policy 2g and the RDG).
• 2.15 Development is expected to have an acceptable impact on highway safety (General Policy 2h and i) including the provision of adequate car parking (Transport Policy 7). Each dwelling is generally expected to have two parking spaces available to it although exceptions may be made in certain circumstances (Appendix 7).
• 2.16 Development is encouraged to make the best use of resources by, inter alia, optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and reusing scarce indigenous building materials and ensuring efficient use of sites (Strategic Policy 1).
• 2.17 Development should demonstrate that it has an acceptable impact on trees and ecology (Environment Policies 3, 4 and 7).
• 2.18 The Silverdale Conservation Area Character Appraisal was commissioned to investigate the potential extension of the CA and was produced in 2010. The document includes a number of statements which are or contain general principles which are considered applicable to this site:

A number of the buildings within the planned area are showing signs of neglect, or have been inappropriately altered. Others are more recent buildings and structures (bungalows, garages, etc) which contribute nothing to the visual or architectural integrity of the area. It would be important that any new policy established a strategy that encouraged future replacement with more appropriate forms and finishes.

• 2.19 The existing properties on Bridge Road have been photographed (not including the application building) and notes included on their contribution to the CA:

Anne’s Cottage is described as: “Traditional colours – terracotta walls and pale blue woodwork. The shallowly -bowed windows probably date from 1960 -70. The render

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

has been ruled to suggest coursing – an early 20thC feature. The church tower can be seen behind.”

The former Methodist chapel is described thus: “Steep slated roof with decorative clay ridge tiles; lancet windows would have offered an untypically high proportion of glazed area; note three openings on gable; rendered apex of gable and gable verge with running profile and decorative corbel; stone boundary walls.”

That’ll Do (formerly Riverside Cottage) described as: “House abuts street; gable-on street elevation to nearest element of house, an untypical feature on the Isle of Man; later, larger two-on-two sashes; shallower roof; cream textured render” and “The overall scale is in character, but the roof pitch is conspicuously modern (too shallow); sectional single garage; cream textured render.”

Walton House, opposite the application site is described as: “Attractive limestone dwelling. Note height of stack, door surround and mullioned windows.”

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

• 3.0 Planning history
• 3.1 The site has been the subject of a number of applications:

99/02049/B - erection of stable block - permitted

08/02102/B - erection of replacement porch - permitted

24/00528/B - demolition of existing building and erection of a replacement detached dwelling with integral garage, associated greenhouse, summerhouse and workshop and re-establish existing access on Mill Road - withdrawn

24/00530/CON - Registered Building Consent for demolition elements to PA 24/00528/B permitted. This permission relates to the demolition of the existing dwelling and was granted on the basis that the proposal meets the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the character of the conservation area is being preserved. The application also meets the tests of strategic policy 4 and environment policy 35 of the IOM Strategic Plan 2016 as the proposed conservation area is being protected and preserved. The application was therefore judged to be acceptable.

This permission was not conditional or based upon any replacement of the existing building. The associated application for the replacement of the existing dwelling was withdrawn following discussions with the Assistant Registered Buildings Officer and the Planning Officer who was dealing with these applications.

• 3.2 The submission of the two most recent applications provides some insight into the thoughts of the statutory consultees. The application for detailed permission included a detailed Tree Report, Arboricultural Impact Assessment and landscaping plan, a report by the Manx Bat Group
• 3.3 The Highway Services Division of Department for Infrastructure finally concluded that they did not oppose the application for replacement of the existing dwelling, following amendments and subject to a condition requiring the completion of the driveway, parking and access prior to to the occupation of the proposed replacement dwelling.

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

• 3.4 Department of Environment, Food and Agriculture Fisheries Directorate had no objection to the application subject to the works being undertaken such as not to have any adverse impact on the adjacent watercourse.
• 3.5 Malew Parish Commissioners had no objection to the application.
• 3.6 Ecosystems Policy Office required a plan for the installation of bird and bat nest boxes, the undertaking of the landscaping shown in the application details, no permanent lighting being installed without approval and any lighting following best practice in respect of ecology and appropriate checks for nesting birds and bats undertaken prior to and during works. Comments were also made regarding the use of glazed balustrades and potential bird strike.
• 3.7 The Assistant Registered Buildings Officer commented that the loss of the existing dwellings was not objectionable but the replacement, however, is of a design, form and massing that is in no way appropriate to the historic character of the conservation area. The scale and massing are such that the replacement dwelling would have a far greater impact than the existing dwelling, and given the position of the site adjacent to the river, Rushen Abbey and the Abbey Church, they judged that it has the potential to cause significant harm to the general character of the Conservation Area.
• 3.8 The Flood Risk Management Team sought a deferral, noting the proposed site is subject to surface water flooding and as such FRM would like to see a Flood Risk Assessment before making further comment.
• 3.9 The adjacent former Methodist chapel to the south was approved for conversion to a dwelling (22/01283/B).

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

• 4.0 The proposal
• 4.1 Proposed here is the replacement of the existing dwelling and stable on the site and its replacement with a new dwelling set further to the north, a workshop set where the existing dwelling currently stands, a detached garage to the south of the new house and a greenhouse to the north of the new house.
• 4.2 The access to the site will remain as it currently exists.
• 4.3 The proposed dwelling Is larger than what exists and will be sited in a different position. Whilst this might be an issue in areas not designated for development, in this case, the site lies within an area designated for residential use so there should be no constraint in principle to either a larger dwelling being built on the site, nor one in a different position to what exists. The new siting will result in the property being further from the existing former Methodist church being converted and only slightly closer to Anne’s Cottage but further than is the existing stable block to this existing adjacent dwelling.
• 4.4 The proposed dwelling will be partly two storey but mostly single storey with accommodation in the roofspace.
• 4.5 The dwelling has been designed with cues from the surrounding building - the steep pitched roof, the use of render and vertically proportioned windows many of which follow the shape of the walling above them - and slate coloured roof finish but with its own modern interpretation of these more historic buildings - including the use of standing seam dark cladding, resulting in a dwelling which is its own character but sympathetic to the surrounding buildings and attractive in terms of every elevation, noting that the building will be heavily screened from public view by existing boundary vegetation and surrounding buildings.
• 4.6 The dwelling will be 16m at closest to the rear boundary of Anne’s Cottage but orientated so that it does not directly face this neighbouring property. The dwelling will be just over 20m from the nearest part of 1, Mill Cottages and further still from 2, Mill Cottages. All existing trees which sit immediately alongside the boundaries are to be retained with two individual trees (1 x Category C horse chestnut and 1x Category C plum) and two tree groups (one comprising 11 x elder, 5 x plum, 3 x hawthorn, 2 x ash all Category C and the other comprising 2 x apple 5 x plum all Category C).

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

• 4.7 The application contains arboricultural information prepared by Manx Roots including plans showing existing trees, those to be retained and those to be removed, a tree survey of all trees on site, a tree protection plan and a landscaping scheme which introduces 4 x cornus Eddie’s white wonder (dogwood), 3 prunus cerasifera (cherry plum) and 2 betula papyrifera (paper birch).
• 4.8 The site will be largely soft surfaced with the only hard surfacing in the form of the footprint of the buildings, a small pathway around the house and workshop and a drive and turning/parking area between the entrance and the garage.
• 4.9 The applicant commissioned a report by the Manx Bat Group, dated 4th March, 2024 which confirms that none of the buildings on site contained any evidence of bat presence and hold limited potential for hibernating and solitary bats but negligible potential for maternity colonies. There are no records of bats within the site, with small numbers of records in the immediately surrounding area. The conclusion is that there will be minimal impact on bats from the proposed works and mitigation is not necessary although it is recommended that the provision of bat boxes within the site could improve the habitat for bats to increase opportunities for roosting.
• 4.10 It recommends that if the stables are to be removed emergence surveys should be undertaken in June/July to determine whether it is used by bats. Any trees to be removed should be checked by an arborist qualified to survey trees for potential bat roosts and with appropriate measures taken if any are found.
• 4.11 External lighting is recommended to be kept to a minimum.
• 4.12 The new dwelling is to be connected to the main services.
• 4.13 The application includes a Flood Risk Assessment dated February 2025 and also a Surface Water Drainage Strategy both prepared by JoFlows on 21st March, 2025. The conclusion of the FRA is as follows:

• • The vast majority of the site lies outside of the areas identified as being at high risk of flooding from the Silverburn
• • The flood risk maps show the site as being generally at risk from surface water flooding, but it is noted that these maps are not filtered and areas may only be at risk of flooding for

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

limited amounts of time. More detailed assessment demonstrates that most of these areas are associated with a flood hazard below 0.575 and as the unfiltered flood depths show an average depth of flooding between 40 - 70mm, this suggests that the site is a low risk from surface water flooding during the 1%AEP30CC flood event, without putting the new development platform at risk

• • The site specific hydraulic model shows that the development platform is not at risk of flooding for the 1%AEP30CC fluvial flood event and a safety freeboard of 910mm is achieved for the design fluvial flood event
• • A surface water drainage strategy will be needed to manage the run off generated by the proposed development and ideally have regard to the use of infiltration SuDS and water re-use
• • An assessment of the displacement of flood water shows that the design fluvial scenario leads to a decrease of 8mm off site, mainly in Bridge Road. In terms of the pluvial scenario, the different maps show flood depths to increase by approximately 17mm along Bridge Road and by 5mm at the location of the adjacent properties for the 1%AEP30CC flood event which is not considered to be of particular relevance and not sufficient to increase the flood hazard to above 0.575

• 4.14 The report concludes that with the above measures in place, the development of the site will not exacerbate flood risk for the wider area and the proposed development itself will not be at unacceptable risk of flooding in itself, fully satisfying Strategic Plan Environment Policies 10 and 13.
• 4.15 The Surface Water Drainage Strategy, also prepared by JoFlow recommends that a sustainable urban drainage system is employed and the proposal involves the connection of the development to the main foul sewer for the disposal of foul sewage and the introduction of gravel driveway and geotechnical stabilisation for the areas of hard surface draining to two soakaway crates collecting and filtering the surface water at a rate of 1 cubic metre per 50 square metres. This system is capable of accommodating all rainfall events up to and including the 1%AEP30CC storm event.
• 4.16 The ancillary buildings proposed include a workshop, a garage and a greenhouse. The workshop has a footprint of 10m by 8m and will site on the site of the existing house. This building will be finished in standing seam cladding (black) with a flat black stain seam roof. It will sit on a 150mm reinforced concrete slab over 150mm cellular confinement system providing a reliable tree root protection solution.

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

• 4.17 The garage is a single vehicle unit which has a footprint of 7m by 7m with a roof pitched and finished to match the main dwelling. The south facing roof will have Catnic SolarSeam solar panels attached (details provided) which will also be applied to the west, south and east facing roof planes on the proposed house.
• 4.18 The greenhouse will have a footprint of 3.3m by 6.3m and will have an eaves level of 1.5m and an overall height of 2.75m. It will have a low rendered dwarf wall with the glass and frame sitting on top.

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

• 5.0 Assessment
• 5.1 The demolition of the existing dwelling and stable have Registered Building approval and as detached buildings, may currently be demolished without the need for planning approval. The site is in a sustainable location so the principle of the erection of a dwelling or even further dwellings here is acceptable in land use planning terms (SPs 1, 2 and 10, SpP 4 and TP 1).
• 5.2 Whether a single dwelling on this site satisfies SP 1 may be debatable in terms of making the best use of the site (but has not been suggested as being a concern) but it is considered that given the proximity of adjacent dwellings and potential impact thereon, the sensitivity of the site to flood risk, the potential contribution of the site to biodiversity and the importance of preserving the character of the site to the Conservation Area, the proposal for the retention of just one dwelling on this site is acceptable.
• 5.3 The critical, detailed issues associated with this proposal are considered to be the following:

• • The need to preserve or enhance the character or appearance of the Conservation Area and area generally (EPs 35 and 42, PPS 1/01 CA/2, GP2 b, c and g, SPs 3, 4 and 5).
• • The need to identify the special characteristics of the CA which should be taken into account PPS 1/01 CA/2).
• • The need to demonstrate that the development will have an acceptable impact on flood risk. A Flood Risk Assessment is required in this case (EPs 10 and 13).
• • The need to demonstrate an acceptable impact on ecology (EPs 4 and 7).
• • The need to demonstrate an acceptable impact on trees (EP 3).
• • The need to demonstrate that the proposal has no adverse impact on highway safety including car parking (TP 4 and 7 and Appendix 7).
• • The need to demonstrate that the development has no adverse impact on archaeology (EPs 40 and 41 and SP 4). There does not appear to be any concern in this respect, given the lack of comment on the previous detailed application by Manx National Heritage.

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

• The need to demonstrate an acceptable impact on the living conditions of those in adjacent property.

Preserving or enhancing the Conservation Area (CA) - design and visual impact

• 5.4 The satisfaction of the requirement for preserving or enhancing the character or appearance of the CA is closely linked to the identification of the special characteristics of the CA. The resulting impact on the surrounding area is also closely associated with these elements.
• 5.5 The CA Appraisal, although dealing with a proposed extension to the CA, identifies and comments on a number of properties, commenting positively on those which have traditional characteristics and materials and noting that a number of these are very close to the application site. Limestone is mentioned a number of times as a positive feature, as is the traditional proportion and materials of the local Manx cottages. The pitch of roofing is noted a particular mention of roofing which is too shallow as a negative element.
• 5.6 The type of buildings which contribute positively appear to be traditional Manx cottages and ecclesiastical buildings with their respective distinctive features (mullioned windows, painted render, limestone walling, slated roofs). Those which contribute less tend to be more modern buildings and/or those which do not incorporate the traditional features referred to above.
• 5.7 It is not considered appropriate to try and replicate any of the existing adjacent buildings given that the context of Abbey Mill Lodge is quite different to all of these as the building is set in a substantial, landscaped plot. As such, the design chosen takes key design elements from the more attractive and interesting adjacent buildings - the steep, pitched roof, the dark coloured roof finish, the verticality of the windows and outer sections of the building, the inclusion of substantial areas of glazing and the use of render as well as cladding - and uses them in a modern building which has its own character and style whilst complementing its surroundings and satisfying Strategic Policies 3, 4 and 5, General Policy 2 b, c and g and Environment Policy 42.
• 5.8 We would submit that the building will be interesting and not out of place to anyone who may see it but its finish and colour will enable the main building to site relatively

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

unobtrusively in the site, not in direct public view due to its position and the intervening existing buildings and vegetation.

• 5.9 The proposed workshop whilst closer to the entrance will be generally screened, as is the existing dwelling which is taller than this proposed replacement building, and will have a neutral impact on the streetscene. Arguably, the removal of the modern existing house and its replacement with a smaller, lower and darker building will result in an enhancement to the appearance of the site, in accordance with EP35 and PPS 1/01.

Flood risk

• 5.10 A FRA is provided along with a Surface Water Drainage Strategy on which the proposed development is based. These documents demonstrate that the development can be achieved without any unacceptable impact from flooding either to the proposed development itself or any surrounding area or property. The proposal is therefore considered to satisfy EPs 10 and 13.

Impact on ecology

• 5.11 The report from the Manx Bat Group confirms that the development will not have any unacceptable impact on bats and may have the potential to enhance bat habitat through the introduction of new bat boxes within the site. The response to the previous application from the Ecosystems Policy Office confirms that some of the trees to be removed could have the potential to accommodate nesting birds but recommended that the development be permitted to proceed subject to conditions which require that a bird and bat box nesting plan is provided including at least 2 bat boxes suitable for crevice dwelling species and at least 2 integrated swift nest bricks and one open fronted nest box the latter of which must be provided prior to works commencing. They also recommended that no external lighting may be installed without prior permission and attention is given to the impact of lighting on wildlife if such is considered.
• 5.12 Of course, the provisions of the Wildlife Act 1990 must also be observed throughout the development.
• 5.13 Ecosystems Policy also recommended that measures should be put in place to avoid bird strike against glazed balconies. There are no balconies proposed in this current application.

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

Impact on trees

• 5.14 The application includes a full Arboricultural Impact Assessment and it is also noted that the removal of trees was not raised as an issue per se in the previous application. What is now proposed proposes the removal of some additional trees within the two tree groups but this is not considered to materially affect the impact of the development on the existing trees in arboricultural or ecological terms.

Impact on highway safety

• 5.15 The information provided in the previous application, including amendments appears to demonstrate this to the satisfaction of the Highway Services Division of Department for Infrastructure and no changes are proposed to the existing access. The proposal more than meets the requirements for car parking within the site.

Archaeology

• 5.16 There were no adverse comments from Manx National Heritage in respect of the previous application. As such, it would not appear that this is an issue or that any further information is required. The lack of any structures on the site as shown in the 1868 map also supports the position that no further information is required in respect of these policies.

Impact on neighbours

• 5.17 The previous application did not generate any objection from those in neighbouring properties and it is understood that the applicant is on good terms and in regular contact with those who live alongside. Anne’s Cottage is presently advertised for sale.
• 5.18 The application has been carefully designed to respect the privacy and outlook of those in adjacent properties and what is proposed will satisfy the requirements of the Residential Design Guide in the avoidance of windows which are closer than 20m to existing windows where there is a direct line of sight. It is also noted that there is either distance, or existing vegetation, or both between the proposed dwelling and its neighbours.
• 5.19 The proposed dwelling is smaller than that proposed previously and with less area of hard standing.
• 5.20 The proposal will reduce the height of the building closest to the former Methodist Chapel to the south and thus improving the outlook therefrom.

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

Conclusion

• 5.21 The proposal will result in a modern, thermally and energy efficient building which has a limited and no unacceptable impact on the character and appearance of the Conservation Area and surrounding area more generally due to its location. What will be seen, we would say presents a more attractive development than what exists, satisfying the relevant parts of General Policy 2, Environment Policy 35 and Planning Policy Statement 1/01 CA/2.
• 5.22 The development, including the ancillary buildings will be connected to the mains services in a manner which avoids increasing flood risk either to the site or surrounding property and the inclusion of bird and bat habitat and the retention of the majority of existing trees together with the planting of new trees and shrubs as shown in the submitted plans, will result in the development having a positive impact on biodiversity.
• 5.23 The development will make best use of an existing sustainable site within a settlement with no adverse impact on those in adjoining property satisfying all of the relevant planning policies applicable to this proposal.

Sarah Corlett 22.04.25

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