Planning Statement

Planning Statement For The Installation Of A Solar Array, Field 435025, Duxbury House, Wigan Lane Ballamodha, Foxdale Road, Malew

Sarah Corlett

TOWN PLANNING CONSULTANCY

1.0 Introduction

1.1 Kingsley Farm now called Duxbury House - sits alongside Wigan Lane and is a two storey, relatively new house built in the late 2000s. This sits in approximately 0.5ha but within a wider area which includes land and buildings to the east. The house has a detached outbuilding to the rear (north) of the house which was in situ prior to the construction of the current dwelling which was a replacement for an earlier property on the site (06/00499/B, 07/00753/B, 08/00650/B and 09/00382/B - the last of which was implemented).

Images of the front and rear elevations of the dwelling

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

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RTPI Chartered

Image of the existing outbuilding to the rear (north) of the dwelling

• 1.2 The original house, Howth, which was replaced by what is now Duxbury House, originally sat alongside the A3 and is visible in this drawing from the 2008 application (former house circled in red):
• 1.3 The applicants also owns land to the north, east and south. The land to the north and south constitutes open fields. The land to the east accommodates a second group of buildings, closer to and accessed from the A3. The dwelling on that site, Kingsley Cottage,

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

was formed through the conversion of a former barn (04/00530/B and 04/02078/B) to a self contained dwelling.

Kingsley Cottage

1.4 Following the approval of the conversion of the barn to a dwelling, a further application proposed a link which extended the converted barn accommodation into an adjacent former chicken shed (pictured below) which was to be converted to additional living accommodation (09/01857/B). This was refused as the building to be converted was not considered to be of historic, architectural or social interest and the original approval of the barn conversion was subject to a policy which presumed against the further extension of the property (Housing Policy 11).

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 Planning approval was granted for the re-roofing, replacement of windows and doors and rendering and painting of existing brickwork of existing outbuildings under 08/00648/B.
• 1.6 Permission was granted for the additional use of Kingsley Cottage as tourist accommodation under 22/01185/C.
• 1.7 The most recent applications on the site were 24/91103/B concerning the area around Kingsley Cottage - replacement of chicken shed with two tourist pods - permitted and conversion of the existing detached garage to a tourist unit - 24/91102/B - both permitted.
• 1.8 The application for the conversion of the garage pictured below was approved subject to a condition which suspends the provisions of the permitted development order in respect of the erection of a further garage or car port, the extension of the dwelling house, any fences, walls or gates and any garden sheds or summer houses.
• 1.9 None of the approvals for the two dwellings, applies any occupancy condition (Kingsley Cottage has permission for use either as tourist accommodation or private residential) and the two groups of buildings are not linked through any planning condition.

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

Area Plan for the South

• 2.1 The starting point for the determination of any development proposal is the land use designation on the adopted development plan. In this case, that plan is the Area Plan for the South which was adopted in 2013.
• 2.2 On this plan, the site is located within an area not designated for a particular purpose which means it is considered to be countryside.
• 2.3 There is a Constraints map within the Area Plan bundle which shows the various potential constraints on development. In this case some of the site is shown as being of ecological importance (draft) with the footprint of the house and adjacent buildings appearing to be excluded.
• 2.4 There are no such areas shown on the Island Environment map (below) which shows Designated Wildlife Sites, Manx Wildlife Trust Nature Reserves, Areas of Special Protection,

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

Bird Sanctuaries, RAMSAR sites, National Nature Reserves and Areas of Special Scientific Interest.

2.5 The red dotted line on the map above denotes the route of a public right of way (P205).

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

• 2.6 The Area Plan adopts the findings of the Government’s Landscape Character Assessment of 2008. It summarises the conclusions of that report and the full text is set out in Appendix One of this document. The summary in the Area Plan is as follows:

The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric 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.

• 2.7 Further advice is provided at 3.23 to require that development achieves:

• iii. Protection of the tranquil, rural character of the area with its open views.
• iv. Sensitive location of new buildings and the use of screen planting.
• v. Avoidance of physical or visual amalgamation of roadside housing.

Isle of Man Strategic Plan

• 2.8 The Strategic Plan, adopted in 2016 sets out generally non geographic policies which are applicable to development throughout the Island.
• 2.9 There is a presumption against further development in such areas unless it complies with the exceptions listed at General Policy 3:

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:

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

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage.

• 2.10 The Strategic Plan also has a suite of policies which protect certain aspects of the environment: development which is considered to be damaging to ecology is presumed against (Environment Policy 4), development which results int he loss of trees of amenity value is discouraged (Environment Policy 3) and development which results in the loss of high quality agricultural land is also presumed against (Environment Policy 14). In this case the soil is class 3/4 so not within the protected classes of land in this respect.
• 2.11 The site is not shown as being at risk of any flooding on the Flood Risk maps and is not within a Conservation Area nor contains any Registered Buildings or Registered Trees.

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

• 2.12 High voltage power cables cross the site. Development is expected to be at least 9m from such routes (Energy Policy 2).
• 2.13 The first land use plan for the Island was adopted in 1982 and included areas of an area of High Landscape or Coastal Value and Scenic Significance. The site is not within such an area. As such, Environment Policy 2 of the Strategic Plan is not considered relevant.
• 2.14 Energy Policy 4 states "Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this Plan. Installations involving wind, water and tide power will require the submissions of an Environmental Impact Assessment." Note: this requirement for an EIA does not include solar generation.
• 2.15 The Isle of Man Government - Action Plan for Achieving Net Zero Emissions by 2050 dated 2020 includes in the Chief Minister’s Foreword, the statement that “It is increasingly clear that unless urgent action is taken on global scale, the consequences of climate change and the decline in ecosystem health and biodiversity will be devastating” and refers to changing the way we source our energy and needing to take “rapid action” if the target to achieve net zero carbon emissions is to be achieved by 2050. It commute to securing no less than 75% of the Island’s electricity from renewable sources by 2035 and acknowledges that one of the most difficult challenges is the necessary change needed in respect of residential properties. It specifically refers to a commitment to review Manx Utilities’ practices and the Electric Act and propose changes to encourage diversified generation.
• 2.16 This contrasts with the more relaxed approach in the Strategic Plan which refers to “a growing interest in using naturally sustainable resources, and in particular wind” and the rather vague reference to the promotion of “measures for the reduction of greenhouse gas emissions” and “to ensure the security and sustainability of energy supplies”. It does though state full support of these objectives despite Energy Policy 1 not expressing a presumption in favour of this type of energy generation but that they will be expected to comply with all of the other policies of the plan.

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

• 2.17 More recent planning guidance places much more emphasis on the need to address climate change with the Residential Design Guidance containing a whole chapter on sustainable construction and also the need for developments to demonstrate how they respond to the need to maximise carbon sequestration; minimise greenhouse gas emissions; maintain and enhance ecosystems; achieve biodiversity net gain; provide sustainable drainage systems; and provide active travel and public transport infrastructure.
• 2.18 More recent iterations of the Climate Change Plan (2022-207) make it clear that not only is there a need to address climate change and reduce emissions, there is also a need for more security and resilience in our energy supplies and the need to reduce energy costs. In terms of electricity, it states that “carbon neutral electricity is an essential part of our gurney to net zero and must be achieve by ending balance within the energy trilemma: security, adorability and sustainability. Transitioning our electricity supply to carbon neutral sources will not only reduce the emissions created directly by burning fossil fuels but will provide clean power for low carbon heating and transport technologies, unlocking reductions in other sectors.” It identifies the need to ensure “At least 20MW of locally generated, renewable electricity to be available by 2026.”

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 PROPOSED DEVELOPMENT
• 3.1 Proposed is the installation of a solar array to provide for the energy needs of Duxbury House and the land in the applicant’s ownership.
• 3.2 The array will be sited at the southern end of the field immediately to the north of Duxbury House on the northern side of the existing field boundary. The array will comprise one row of double stacked panels, 74 in total and a length of just under 43m. The mounted panels will reach a height of just over 2m and the two panels stacked will have an overall length of 3.5m.
• 3.3 The legs to the mounts supporting the solar array will be bolted down to small concrete pads, and the remaining area beneath the array will be overlaid with a weed suppressing membrane and then overlaid with gravel. All of this could easily be removed if the solar array was removed should it no longer required or operational.
• 3.4 The applicant has an agreement with Manx Utilities that should there be an excess of energy which needs to be fed back into the grid, how that may be managed. The array has been sized to provide for the needs of the application site.

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

• 4.0 ASSESSMENT
• 4.1 The Strategic Plan first and foremost protects the environment from harm and the countryside from development which would adversely affect it (Environment Policy 1).
• 4.2 General Policy 3 presumes against development in the countryside other than where it meets the exceptions listed. This includes development which meets overriding national need in plan use planning terms and for which there is no reasonable and acceptable alternative.
• 4.3 It is clear from other decisions on recent planning applications for renewable energy installations, that development which seeks to address climate change and harnessing renewable energy can and is treated as representing overriding national need in land use planning terms. The planning officer’s report on application for a solar array of 34 panels in Sulby (24/91394/B) concluded that “Overall the principle of solar panels is considered acceptable as per paragraph 12.2.8 and Energy Policy 4 of the Strategic Plan and aligning with those parts of the Climate Change Act 2021 and Climate Change Action Plan 2022-27 in reducing greenhouse gas emissions.”
• 4.4 A very recent decision on appeal for two wind turbines near Port Erin saw the inspector make the following comments which were accepted by the Minister:

“67. There is a general presumption against development in undesignated areas such as this and the development would be contrary to the development plan in this regard. However, Energy Policy 4 clearly makes allowance for development that harnesses renewable energy, confirming that such proposals will be judged against the environmental objectives and policies of the Strategic Plan. Of particular relevance to this issue in terms of policy, is whether any visual impact is unacceptable.

1. Whilst Environment Policies 1 and 2 and General Policy 3 of the Strategic Plan generally resist development in the countryside, they do allow for development, as an exception, where it is essential or where there is an over-riding national need in land use planning terms for which there is no reasonable alternative. Energy Policy 4 also makes allowance for development that harnesses renewable energy, confirming that such proposals will be judged against the environmental objectives and policies of

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

the Strategic Plan. I am mindful, in this regard, of the stated strategic resource objective of supporting energy generation from renewable resources.

• 103. All the Area Plan and Strategic Plan policies are post-dated by the 2021 Climate Change Act and the Island’s Climate Change Action Plan, which together with a wide range of related documents emphasise the importance now placed by the Government on reducing Greenhouse Gas emissions, giving explicit encouragement to the deployment of renewable energy, including at a domestic scale. Whilst Schedule 6 of the Act included an amendment to the Town and Country Planning Act 1999, such that by 1 January 2025 the development plan must take into account the climate change policies established under the Climate Change Act, including the minimisation of greenhouse gas emissions, it was confirmed by the planning officer that this has not been enacted as yet. Nevertheless, and contrary to the view of the Commissioners, the Act, the Action Plan and indeed all the other climate change documents referred to, are material considerations in this case, as indeed is the development plan itself. Whilst the development plan is the starting point for planning decisions, other material considerations can, on occasion, outweigh any conflict with it.
• 104. The Climate Change Act places a legal obligation on the Isle of Man to achieve net zero carbon emissions by 2050. Stated interim targets include having at least 20 MegaWatts of renewable energy generation by 2026, reducing greenhouse gas emissions from electricity generation by 100% by 2030, and securing no less than 75% of Island’s electricity from renewables by 2035. The Government’s Action Plan for Achieving New Zero Emissions by 2050 explicitly acknowledges that that will need a fundamental change in how people live on the Island that it will change the way in which the Island’s energy is sourced and the need for every member of the community to play their part.
• 105. Like the appellant, I consider that the extremely low level of renewable energy generation capacity presently and the current increase in demand for electricity emphasise an urgent need for a range of technologies at differing scales to come forward in order to meet the stated targets. Without schemes such as that the subject of this appeal, which would make an albeit modest contribution to decarbonisation of the electricity supply on the Island with a resultant reduction in greenhouse gas

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

emissions, the Government will not be able to achieve its stated aims. That seems to me, to equate to a consideration of over-riding national need.

1. Given the national need for development such as this, and the absence of a reasonable or acceptable alternative, I find no conflict with General Policy 3 or Environment Policies 1 and 2. There would be no conflict either, with Energy Policy 1.”

• 4.5 The reason for her recommendation that the appeal be allowed and the application approved was: “The Minor Adverse effects of the development proposed on the character and appearance of the area are demonstrably outweighed by the benefits of the scheme. In particular, the contribution of the scheme to decarbonisation of electricity supply on the Island and the resultant reduction in Greenhouse Gas emissions, which accords with national legislation and strategy, equates to a consideration of over-riding national need for which there is no reasonable or acceptable alternative.”
• 4.6 In this case, the solar array will be off an infrequently and lightly used highway where existing hedging and vegetation will screen much if not all of the proposed structures from public view. Whilst longer range views of the site are visible, the existing buildings on the site will provide additional screening of the proposed panels and the proposed development of Duxbury House and associated car port which is the subject of a current application (25/90795/B) would not lessen this screening impact. The public footpath runs on the southern side of the existing hedge to the south of the proposed array so will not be easily visible therefrom and screened by the existing hedge and the stockproof fence.

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 Conclusion
• 5.1 There is an increasing need for not only new development to be design to reduce energy use and maximise energy efficiency but also, and arguably more importantly, for existing buildings to be enhanced in these respects and to be made more climate change responsible.
• 5.2 As the inspector notes in the wind turbine appeal noted above, “Without schemes such as that the subject of this appeal, which would make an albeit modest contribution to decarbonisation of the electricity supply on the Island with a resultant reduction in greenhouse gas emissions, the Government will not be able to achieve its stated aims”.
• 5.3 Individual proposals such as what is proposed in this application, make a valuable contribution to addressing Climate Change on the Island, complementing whatever steps the Government can and will take to address it at the national level.
• 5.4 This development will have a minimal impact on the character and appearance of the area due to its position and scale. There will be a minimal impact on wildlife due to the field being of limited wildlife value and the small scale of the development comparable with the size of the remaining field.
• 5.5 The proposed array will have a post and wire fence erected around it (which may be erected without planning approval under the terms of Town and Country Planning (Permitted Development) Order 2025) for security purposes given the proximity of the public footpath. However, the site is within an area of Class 3/4 so the very small amount of agricultural land to be removed from the overall field is not considered unacceptable in this case.
• 5.6 The proposal will enable the applicants’ property to be more sustainably powered, with a more resilient energy supply and can more effectively contribute to the efforts to combat Climate Change without any harmful impact, in accordance with all of the relevant planning policies referred to above.

Sarah Corlett 29.09.25

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

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 Ballown.

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 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

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

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 inmost 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
• • Standing stones and some earthworks
• • Rushen Abbey (Cistercian) and Monks Bridge

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

• • 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 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