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Ellis Brown • 12 Strathallan Crescent • Douglas Isle of Man • IM2 4NR Telephone: +44 (0) 1624 621375 • Email: [email protected] • Online: www.ellisbrown.im
Directors: M. Pearce, BA(Hons) Dip Arch RIBA | P. Tyreman, BA (Hons) ACIAT • Registered in the Isle of Man Co No 029369C
Ellis Brown • 12 Strathallan Crescent • Douglas Isle of Man • IM2 4NR Telephone: +44 (0) 1624 621375 • Email: [email protected] • Online: www.ellisbrown.im
Proposal .....................................................................................................................................3 Applicant History and Desire .....................................................................................................4 Planning Policy ...........................................................................................................................6 Previous Applications.................................................................................................................6 Access.........................................................................................................................................7 Zoning and visual impact ...........................................................................................................8 Design.......................................................................................................................................17 Case Study: Ballacorrin House .................................................................................................17
Case Study Relevance to Proposed Dwelling.......................................................................17 Conclusion................................................................................................................................19
This proposal, should approval be granted, is for a traditional-style property, and parking. The access is to be formed from the existing access gate on Rheast Road.
The property would be proposed to be constructed to Passive Haus Standards and intends to include emerging technology such as a test bed for a new borehole heat exchange system with an extended borehole depth and subsequent monitoring, in conjunction with extensive
photovoltaic panels and the provision of wind power generation and water harvesting. Should approval be granted for the principle of development a full application will follow with details of design and technology systems. In consideration of this application, the following factors are respectfully requested to be taken into account: Directors: M. Pearce, BA(Hons) Dip Arch RIBA | P. Tyreman, BA (Hons) ACIAT • Registered in the Isle of Man Co No 029369C
Ellis Brown $\cdot$ 12 Strathallan Crescent $\cdot$ Douglas Isle of Man $\cdot$ IM2 4NR Telephone: +44 (0) 1624621375 $\cdot$ Email: [email protected] $\cdot$ Online: www.allisbrown.im
The land under consideration was previously used as a paddock for the applicant's horses when they lived at both Park Farm and Mullinaragher House. Below is a summarised timeline of the applicant's history on the Island.
1980: The applicant moves to the Isle of Man with their parents and attends Ramsey Grammar school.
Ellis Brown • 12 Strathallan Crescent • Douglas Isle of Man • IM2 4NR Telephone: +44 (0) 1624 621375 • Email: [email protected] • Online: www.ellisbrown.im
Subsequently attends the Isle of Man College and begins a working career on the Island.
Early 1990’s
The applicant & her partner (subsequently husband) buys Nab Farm, Marown. 1993: The applicant’s first child is born. Mid 1990’s: The applicant's family moves to Park Farm (adjacent the application
site).
2004:The applicant sells Park Farm to Richard and Jenifer Stanley, retaining the land under consideration in this application. The applicant moves to 33 Hope Street in Castletown.
2007: The applicant buys Mullinaragher House on the Rheast Road, to live in the area they feel attached to. Mullinaragher House is adjacent to the application site.
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2014: The applicant sells Mullinaragher House and their business to
. 2016: The applicant’s partner passes on.
The applicant wishes to return to the Island, as they consider the island to be their home. They also wish to be closer to their friends and to make it easier for her daughter to see family who live close by (in the Braaid area). The applicant’s new business (joint with her daughter) will be developed and relocated to the island.
The applicants’ aspiration is to live on the land they own, as the area is very special to them, as previously as noted. The applicant intends to utilise the adjacent field as a paddock for their horses.
Directors: M. Pearce, BA(Hons) Dip Arch RIBA | P. Tyreman, BA (Hons) ACIAT • Registered in the Isle of Man Co No 029369C
Ellis Brown • 12 Strathallan Crescent • Douglas Isle of Man • IM2 4NR Telephone: +44 (0) 1624 621375 • Email: [email protected] • Online: www.ellisbrown.im
The applicant wishes to spend her retirement on the island as her daughter also plans to relocate back to the island where she was born, to relocate and develop their new business.
Both of these factors align with the government's agenda to increase the population and
attract new businesses.
This document aims to demonstrate that the proposal is in accordance with the following planning policies:
General Policy 3(c): The proposed dwelling will be constructed on previously developed land, where a historic residential dwelling was once located. This means that the development will not result in the loss of any countryside.
Environment Policy 1: The proposed dwelling is carefully sited to not adversely affect the countryside. The dwelling will be located behind existing trees and vegetated verges, making it difficult to see from public highways.
General Policy 2 (b, c, and g): The proposed dwelling is designed to be sympathetic to the surrounding landscape and townscape. The dwelling will be a traditional-style property that is in keeping with the existing settlement in the area.
In addition to the above, the proposed dwelling also aims to be sustainable and energyefficient. This aligns with the Government’s commitment to promoting sustainable development and mitigating climate change.
The following applications have been made for development on the site:
00/01154/B - Erection of front and rear porches – Permitted 02/00116/B - Erection of agricultural building – Permitted 02/01243/A - Approval in principle for the erection of a dwelling and garage - Application Withdrawn 07/01647/B - Alterations and erection of extensions 07/01990/B - Creation of a vehicular access – Permitted 17/00520/B - Alterations and additions including extension over existing garage - Permitted PA 23/00517/B - Erection of a detached dwelling with parking and access to be formed from the existing field access - Refused
Directors: M. Pearce, BA(Hons) Dip Arch RIBA | P. Tyreman, BA (Hons) ACIAT • Registered in the Isle of Man Co No 029369C
Ellis Brown $\cdot$ 12 Strathallan Crescent ・ Douglas Isle of Man ・ IM2 4NR Telephone: +44 (0) 1624621375 $\cdot$ Email: [email protected] $\cdot$ Online: www.ellisbrown.im
The fields on the site have been included within the site plans of these applications, which means that the history of Park Farm is relevant to the history of this site. The cluster of development at Park Farm can therefore be a material consideration in this application.
The existing approved access (PA 07/01990/B) is being utilised in this proposal. Minor changes are being proposed to make the access compliant with current Manx manual for Road's standards.
Figure 1: Extract from proposed site plan, showing visibility splays and photo positions. Refer to full site plan.
Ellis Brown $\cdot$ 12 Strathallan Crescent ・ Douglas Isle of Man ・ IM2 4NR Telephone: +44 (0) 1624621375 $\cdot$ Email: [email protected] $\cdot$ Online: www.ellisbrown.im
Figure 2: View of verge to be reduced to improve visibility from access.
The proposed development, while not currently zoned for development, is strategically situated within a hamlet and cluster of existing structures at Park Farm. This positioning ensures that the new building will not appear isolated but will be in keeping with the existing settlement, as outlined in paragraph 7.34 of the Isle of Man Strategic Plan 2016.
Historical evidence from the map in figures 3 and 4 indicates that part of the field previously included a house. This proposal echo's this use.
This proposal aligns with Housing Policy 9, given its location within a group of farm buildings, its setback from public highways, and its access via the existing field. The building's set back placement behind existing trees and vegetated verges, make it very difficult to see from Rheast and Clannagh road, which will help to maintain the visual character of the countryside as the development will not visibly be noticeable.
Ellis Brown - 12 Strathallan Crescent - Douglas Isle of Man - IM2 4NR Telephone: +44 (0) 1624621375 - Email: [email protected] - Online: www.ellisbrown.im
Figure 3: Legend for the 1868 Ordnance Survey map of Santon, Isle of Man.
Ellis Brown - 12 Strathallan Crescent - Douglas Isle of Man - IM2 4NR Telephone: +44 (0) 1624621375 - Email: [email protected] $\cdot$ Online: www.ellisbrown.im
Figure 4: 1868 Ordnance Survey map of Santon, Isle of Man. Not to scale.
Ellis Brown ・ 12 Strathallan Crescent - Douglas Isle of Man ・ IM2 4NR Telephone: +44 (0) 1624621375 $\cdot$ Email: [email protected] $\cdot$ Online: www.ellisbrown.im
Figure 5: Rheast Road from southwest end of site. Figure 6: Verges above pedestrian height on Rheast Road.
Ellis Brown • 12 Strathallan Crescent • Douglas Isle of Man • IM2 4NR Telephone: +44 (0) 1624 621375 • Email: [email protected] • Online: www.ellisbrown.im
Directors: M. Pearce, BA(Hons) Dip Arch RIBA | P. Tyreman, BA (Hons) ACIAT • Registered in the Isle of Man Co No 029369C
Ellis Brown - 12 Strathallan Crescent - Douglas Isle of Man - IM2 4NR Telephone: +44 (0) 1624621375 - Email: [email protected] $\cdot$ Online: www.ellisbrown.im
Figure 8a: Obscured view of proposed new dwelling through trees. (Rheast Road)
Figure 8b: Obscured view of proposed new dwelling through trees. (Rheast Road) The trees are expected to grow bigger and fuller, making the proposed development even less visible.
Ellis Brown - 12 Strathallan Crescent - Douglas Isle of Man - IM2 4NR Telephone: +44 (0) 1624621375 - Email: [email protected] $\cdot$ Online: www.ellisbrown.im
Figure 9: View along Rheast road
Figure 10: Proposed new dwelling from verge at Rheast Road. The images above show that the proposed development would have a minimal visual impact, as it would be difficult to see through to the proposed new dwelling.
Ellis Brown • 12 Strathallan Crescent • Douglas Isle of Man • IM2 4NR Telephone: +44 (0) 1624 621375 • Email: [email protected] • Online: www.ellisbrown.im
Figure 11a: View further down Clannagh Road.
Figure 11b: View down Clannagh Road at Rheast road intersection.
Directors: M. Pearce, BA(Hons) Dip Arch RIBA | P. Tyreman, BA (Hons) ACIAT • Registered in the Isle of Man Co No 029369C
Ellis Brown • 12 Strathallan Crescent • Douglas Isle of Man • IM2 4NR Telephone: +44 (0) 1624 621375 • Email: [email protected] • Online: www.ellisbrown.im
Figure 12: Close-up view of the proposed siting from Clannagh Road, semi-obscured by existing vegetation.
The proposed development is more than just a building; the detailed proposal, should approval be granted, would be a high-quality, sustainable prototype that could set a precedent for similar structures on the island. It aligns with the Government’s commitment to promoting sustainable development and mitigating climate change.
Designed in a traditional style, the development will incorporate sustainable technologies to support self-sufficiency. This approach respects the Government’s policy of preserving the island’s unique character and its commitment to renewable energy.
This development not only respects but also enhances the spatial policies of the Isle of Man by promoting sustainable growth, preserving visual character, and contributing positively to the local economy. It represents a thoughtful balance between progress and preservation.
Directors: M. Pearce, BA(Hons) Dip Arch RIBA | P. Tyreman, BA (Hons) ACIAT • Registered in the Isle of Man Co No 029369C
Ellis Brown • 12 Strathallan Crescent • Douglas Isle of Man • IM2 4NR Telephone: +44 (0) 1624 621375 • Email: [email protected] • Online: www.ellisbrown.im
The guidelines state that development should be in keeping with the surrounding area, and in this case, the proposal has been designed to do that. The design is sympathetic to traditional Manx architecture and in accordance with Planning Circular 3/91.
Ballacorrin House is a replacement dwelling that was approved and constructed on a different siting to its existing footprint. The new dwelling was designed to be sympathetic to the traditional Manx style of the previous dwelling, but it also incorporates modern features and materials.
Case Study Relevance to Proposed Dwelling The Ballacorrin House case study is relevant to the proposed dwelling on Field 514355 Rheast Road in a number of ways. First, both dwellings are replacement dwellings for traditional Manx houses. Second, both dwellings have been designed to be sympathetic to the traditional Manx style of the previous dwellings, while also incorporating modern features and materials. Third, both dwellings will not have a negative impact on the surrounding area.
The Ballacorrin House case study therefore provides evidence that the proposed dwelling on Field 514355 Rheast Road is in accordance with planning policy.
In addition to the above, the Ballacorrin House case study also demonstrates that the planning authority is willing to approve replacement dwellings for traditional Manx farmhouses, even if the new dwellings are sited in a different location to the original dwelling.
Directors: M. Pearce, BA(Hons) Dip Arch RIBA | P. Tyreman, BA (Hons) ACIAT • Registered in the Isle of Man Co No 029369C
Ellis Brown • 12 Strathallan Crescent • Douglas Isle of Man • IM2 4NR Telephone: +44 (0) 1624 621375 • Email: [email protected] • Online: www.ellisbrown.im
Figure 8: Site plan of replacement dwelling in PA96/00504/B.
Directors: M. Pearce, BA(Hons) Dip Arch RIBA | P. Tyreman, BA (Hons) ACIAT • Registered in the Isle of Man Co No 029369C
Ellis Brown • 12 Strathallan Crescent • Douglas Isle of Man • IM2 4NR Telephone: +44 (0) 1624 621375 • Email: [email protected] • Online: www.ellisbrown.im
The applicant is requesting approval in principle for a dwelling on Field 514355 and part field 510185, Rheast Road, Santon. The proposal is for a traditional-style property that will be constructed to Passive Haus Standards. The dwelling will have a minimal visual impact, therefore no adverse effect on the character and appearance of the surrounding area, as part of protecting the countryside for its own sake. This aligns with the Government’s commitment to promoting sustainable development.
The site has a history of residential use, as evidenced by the map in Figures 3 and 4. This proposal echoes this use.
The applicant has previously lived on the Isle of Man for approximately 35 years and wishes to retire here. They have a strong connection to the Island. They have owned the land for 26 years and used it for their horses for many years. They desire to return to the Isle of Man and to bring their business to the island, which supports the island's goals of increasing the population and attracting people who will contribute positively to the economy. The applicant is committed to working closely with the planning department to ensure that the proposed development satisfies relevant planning policies and guidelines.
Directors: M. Pearce, BA(Hons) Dip Arch RIBA | P. Tyreman, BA (Hons) ACIAT • Registered in the Isle of Man Co No 029369C
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