Planning Statement

Planning Statement In Respect Of An Application For The Replacement Of Existing Dwelling, Ardane (Formerly Croit Ny Cabbyl), Ballamenagh Road, Baldrine, Lonan IM4 6AQ

• 1.0 INTRODUCTION
• 1.1 Ardane is an existing dwelling which sits in a residential curtilage of approximately 2 acres within a wider area of nearer 26 acres. The curtilage includes the existing dwelling which is a dormer bungalow with accommodation in parts of the roof together with a detached agricultural/equestrian building which sits to the north east, open parking bays and a detached garden room to the south east of the house.
• 1.2 The site sits within a wider landscape of largely agricultural and equestrian fields with a number of detached dwellings visible within it both from Ballamanaugh Road itself and from King Edward Road which is higher and lies to the south west.
• 1.3 From the Ballamenagh Road, the dwelling and the outbuilding are clearly visible, particularly when one approaches the site from the north:
• 1.4 From here, the rear gable of the stable are visible with its painted render walling and the profile of the tallest section of the dwelling with its part hipped roof with dormer is visible above it.

• 1.5 As one passes the site, the dwelling is still visible through the gates as may be seen in the title photograph. The view of the buildings from the approach on Ballamenagh Road from the south is less evident due to the existing hedges.
• 1.6 From King Edward Road to the south the dwelling is also visible as a solitary dwelling in

• a landscape which is largely agricultural fields but with a few scattered dwellings. Ballavarane to the north is visible with its outbuildings and the projecting gables of dwellings further in the distance are also visible.

• 1.7 It is clear even from this distance that Ardane is a modern property.

• 2.0 PLANNING POLICY

The Area Plan for the East

• 2.1 The site is within an area not designated for a particular purpose on this plan which was adopted in 2020. The route of the Raad ny Foillan is shown running along Ballamanaugh Road along the site frontage.
• 2.2 The plan is accompanied by two Constraints maps - Environmental and Infrastructural. On the Environmental Map the site of the dwelling is not shown as being subject to any constraint although the trees to the east of the buildings are shown as being Registered (RA0997).
• 2.3 On the Infrastructural Constraints map there are no constraints shown as being applicable to the site.
• 2.4 The plan adopts the findings of the Landscape Character Assessment of 2008. In this, the site lies within an area of Incised Slopes - D3 - Conrhenny and Groudle where the suggested landscape strategy is as follows:

Landscape Strategy

Conserve and enhance:

the character, quality and distinctiveness of this area of relatively sparse settlement;

• b) its valley bottom woodland;
• c) its National Glens;
• d) the various archaeological features within the area.

Key Views

Dramatic views to an Upland backdrop to the North and West. Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to strongly recognisable sense of place.

Close and distant views to the northern edge of Onchan/ Douglas settlement, which is visually harsh in places.

Channelled views along the corridor of the Groudle River, which is enclosed in places.

• 2.5 The site is not within a Conservation Area nor is the existing building Registered, nor are any buildings nearby. The site is shown on the national flood risk maps as having areas of surface water collection and the route of a watercourse is shown passing through the site to the east of the buildings.
• 2.6 The Strategic Plan generally supports sustainable development which is directed to existing settlements and development in the countryside is normally discouraged (General Policy 3 - see Appendix One) and the countryside is protected for its own sake (Environment Policies 1 and 2). Trees are generally protected (Environment Policy 3) as is wildlife (Environment Policies 4 and 7) and development which would be at or increase flood risk is generally discouraged (Environment Policies 10 and 13). General Policy 2 sets out general standards of development which all development should meet.
• 2.7 There are exceptions to this presumption against development in the countryside and this includes the alterations and extensions or the replacement of existing dwellings (Housing Policies 12, 14, 15 and 16). These policies all consider whether the existing dwelling is of architectural or historic interest or traditional in character and the advice is dependent upon the outcome of this assessment. Generally the policies which relate to modern dwellings or those of poor form are more generous in what is permitted than those which relate to traditional and/or unaltered dwellings.
• 2.8 In this case, the existing property is considered to be non-traditional and arguably of poor form. It has retained its habitable status, we understand having been occupied within the last ten years and is not of any immediately obvious historical or architectural interest. It should therefore be considered acceptable in principle to replace the dwelling with a new one (Housing Policy 12).
• 2.9 The next considerations therefore are the siting and appearance of the new dwelling. Housing Policy 14 generally requires that replacement dwellings are built on the footprint of

• the existing unless there is an environmental improvement as a result of a change in siting. The same applies to size, suggesting that replacement dwellings should be no greater than 50% larger than the existing unless changes can result in an environmental improvement.
• 2.10 Environmental improvements can include better solar gain to reduce the costs of heating and lighting the new house and particularly if this better facilitates renewable energy although the carbon captured within the existing house is a significant element of the carbon footprint of any replacement, and that which is released through the demolition thereof.
• 2.11 Housing Policy 14 generally requires the design of the new building to be traditional in character and appearance although exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact. It advises that designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Recent decisions (see below) would indicated however that modern and innovative designs are permitted which generally do not utilise the same finishes as existing dwellings and often use cladding, glass and different materials.
• 2.12 The policy also advises on the size of a replacement dwelling, normally expecting that it would be no greater than 50% larger than the existing (measured in terms of floor area and calculated externally) although again, in some instances it is possible to gain permission for a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact.

• 3.0 PLANNING HISTORY
• 3.1 The site has been the subject of a number of applications, not all of which have been implemented.

89/00022/B - extension to provide granny flat and snooker room - refused

• 89/00446/B - extension to provide snooker room and two bedrooms - permitted

• 89/01045/B - extension to stables - permitted
• 90/01595/B - conversion of former generator house to summer house - permitted

• 90/04281/B - construction of additional garage - permitted

96/00437/B - extension to existing garage - permitted 98/02173/C - change of use of agricultural field to create larger garden - refused 00/00387/C - change of use of agricultural field to create larger garden - permitted 00/01773/B - erection of conservatory - permitted

• 08/02288/B proposed alterations and extensions to dwelling with leisure facilities - permitted
• 09/00910/B proposed alterations and extensions to the dwelling with leisure facilities permitted

• 09/01848/B proposed the erection of an internal riding arena with stables and staff accommodation - withdrawn
• 10/00572/B - erection of a replacement dwelling - withdrawn

• 10/00597/B proposed the erection of an internal riding arena with stables, staff accommodation and undercroft - withdrawn

• 10/00955/B - erection of a dwelling with equestrian facilities to replace existing - withdrawn

• 10/00956/B - erection of replacement dwelling and outbuildings - withdrawn

22/01511/B - construction of a garage block and alterations to the existing property including a replacement entrance porch, the removal of the conservatory, a secondary porch, a dormer window, and two chimneys along with alterations to the existing openings, replacement windows, and new external cladding and render finishes to the elevations permitted

• 4.0 THE PROPOSAL
• 4.1 Proposed is the replacement of the existing house which is to be completed demolished.
• 4.2 The replacement is to be constructed on the same footprint as the existing. The proposed dwelling has a smaller footprint than the existing - extending less far to the south east and north west but projects slightly (4m) further to the north east.
• 4.3 The existing dwelling is stated in a previous application (2010) as having a floor area of 615 sq m which appears to tally with what currently appears on site.
• 4.4 The proposed dwelling in its entirety is to have a floor area measured externally, of 663 sq m - the proposal would therefore result in an increase of 8%. This includes proposed linked garaging.
• 4.5 The design of the new dwelling has followed the traditional design cues with substantial stacks either side of a slated, pitched roof and a combination of stone and render finish.
• 4.6 The dwelling will have an attached garage with the roof-space to be used for a games room or guest accommodation. This area provides approximately 40 sq m of accommodation with access from the garage or the adjacent ground floor boot room which leads through the utility room into the main house.
• 4.7 The front elevation is largely traditional albeit with the proportions of the larger quarter land farmhouse with its five window array on the first floor. There are contemporary touches such as the flat roofed central two storey projecting element on the front elevation and a modern array of windows within it. The rear elevation windows are more modern with large expanses of glazing to take most advantage of the south east facing aspect to maximise natural solar light and energy.
• 4.8 The property will be serviced by two air source heat pumps to provide heating and hot water and the proposed array of solar panels on the south facing garage roof plane will provide renewal energy to power the house. Of course the dwelling will meet modern standards of construction and insulation throughout and we expect to at least meet and exceed current Standard Assessment Procedure calculations required by the Building Regulations.

4.9 No changes are to be made to the access arrangements, drainage or servicing of theproperty. The existing outbuildings are to remain at present.

• 5.0 PLANNING ASSESSMENT
• 5.1 The critical planning policies to be taken in to account here are Environment Policies 1 and 2 which protect the countryside for its own sake, General Policy 3d which provides for the replacement of existing rural dwellings and Housing Policies 12 and 14 which provide guidance on when and how replacement dwellings may be considered acceptable.

Environment Policies 1 and 2

• 5.2 These policies protect the countryside for its own sake and place the protection of the landscape at the top of the objectives for the determination of any planning application.
• 5.3 Here, the existing dwelling is a visible building within a rural landscape and where what may be seen from far and near, is a modern building which is arguably out of place.
• 5.4 The landscape here is generally devoid of buildings but where there are structures, they are generally sizeable structures and either agricultural buildings or substantial dwellings, Baldromma Christian being of particular note, to the north west of the site. This is a large dwelling of impressive design and proportions, formed from an originally smaller dwelling which has been extended and ultimately approved to be completely replaced in the mid 2010s.
• 5.5 It is our view that the proposal will introduce a larger building in terms of its height but that this is mitigated by not only a more attractive building which will be seen, but a more traditional building which sits far more comfortably in this context.
• 5.6 EP 2 talks of the character of the countryside that is to be protected from, harmful development. What is proposed will restore a more traditional character to this site, in harmony with the rural nature and character of the surrounding area and what Planning Circular 3/91 talks about and seeks to protect and achieve.
• 5.7 We consider therefore that the proposal is in complete accordance with EPs 1 and 2 and all of the policies which seek to preserve the character of the countryside. We would go further and state that the proposal will not only preserve but will enhance the countryside in which it will sit. The "dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky" referred to in the Area Plan for the East will be respected and the proposal will "contribute to strongly recognisable sense of place" by creating an attractive and appropriate landmark on this prominent headland.

• General Policy 3
• 5.8 There is provision within this policy for the replacement of existing rural dwellings. The proposal is therefore in compliance with this policy.

Housing Policy 12

• 5.9 This requires that the house to be replaced has retained its habitable/residential status and is not of historic or architectural interest.
• 5.10 The dwelling is habitable, having been occupied as recently as three years ago, it is understood. The dwelling is capable of being occupied, supported by the application in 2022 for alterations and extensions where the residential and habitable status of the property was not questioned.
• 5.11 The dwelling is modern and not of a style which is recommended in terms of Housing Policy 14 or the Planning Circular 3/91. In terms of its rural location and context, we would suggest that it is of poor form.
• 5.12 We are therefore of the view that the proposed replacement satisfies the requirements of HP12.

Housing Policy 14

• 5.12 HP 14 states that where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement. We would submit that the house is partly on the footprint of the existing and is only 8% larger in floor area. Whilst the new dwelling would be taller than what exists, its form and character is far more in keeping with its context and therefore the proposal results in an environmental improvement in accordance with HP14.
• 5.13 HP14 “Generally” requires that the design of the new building should be in accordance with Policies 2- 7 of the present Planning Circular 3/91 but notes that “Exceptionally” permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building.

• 5.14 We would submit that there is no stone or slate to be re-used and it would be more beneficial not to replicate the modern roof tiles and that a completely new architectural approach would be more appropriate.
• 5.15 The proposal will result in a building which is more like a traditional dwelling with a slate coloured roof, rendered walls and a more rectilinear front and rear elevational proportion and mass and we would submit that the existing is of poor form. We consider therefore that the proposed replacement dwelling complies with the objectives of HP 14 particularly as the replacement is not significantly larger than what exists.

Other matters

• 5.16 The applicant has sought advice about the potential for the existing building to accommodate birds and bats. Whilst evidence of bat usage was found, it was not possible to date the occupation of the buildings. This initial visit is to be supplemented by further emergence surveys in April, May and June. All recommendations provided will be adhered to and no work will be undertaken if and when bats or birds are within the buildings.
• 5.17 Care will be taken if the building is to be demolished during the bird and bat breeding season and appropriate advice sought to ensure that there is no adverse impact on any species within the building.
• 5.18 The replacement building will be on the same footprint as the existing so there will be no adverse impact on ecology through the development of previously undeveloped land.
• 5.19 The new dwelling will incorporate new ecological habitat through the incorporation of four swift boxes on the north eastern elevation.
• 5.20 The nearest residential property is over 300m away and at such a distance there will not be any adverse impact on the living conditions of any adjacent dwelling. The dwelling is well within the boundaries of the site so the redevelopment will not have any adverse impact on any other adjacent land use or user.

6.0 Conclusion 6.1 This application is considered to satisfy all of the relevant planning policies inasmuch as:

• 1. It involves the replacement of a habitable dwelling which is not considered to have historic or architectural merit (Housing Policy 12).
• 2. The replacement improves not only the architectural and visual appearance of the building but also introduces a dwelling which is significantly more energy efficient (Housing Policy 14 and General Policy 2).
• 3. The dwelling, whilst slightly larger than what exists will represent an enhancement on the existing in architectural and visual terms and whilst not truly traditional, is more traditional than what exists in terms of its form and finishes and will not result in any increased visual impact (Environment Policies 1 and 2, General Policy 2 and Housing Policy 14).
• 4. The proposal has satisfactory provision for access and parking (General Policy 2).
• 5. The proposal has an acceptable impact on trees and ecology (General Policy 2 and Environment Policies 3 and 4).
• 6. The proposal has no adverse impact on the living conditions of those in adjacent properties (General Policy 2 and the Residential Design Guide).
• 7. The proposals will result in biodiversity net gain and an enhancement of the wildlife value and interest in the site through the proposed planting and incorporation of bird, bat and bee accommodation within the proposed building (Residential Design Guide).......
• 8. The proposed stables accord with all of the relevant equestrian policies by virtue of their size, construction and location away from public view (Environment policies 19, 20 and 21).

5.2 As such we would suggest that the application represents an acceptable development which will replace an existing building of poor visual form and construction and replace it with a more attractive and thermally efficient building, with appropriate outbuildings albeit where very little of the proposed development will be publicly visible thus respecting and enhancing the “dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky,” noted in the Landscape Character Assessment.

Sarah Corlett 11.03.26

Appendix One

Strategic Plan policies

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:

• (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.

• Environment Policy 1: The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
• Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV’s) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which

will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential.

• Environment Policy 3: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and seminatural woodlands, which have public amenity or conservation value.
• Environment Policy 4: Development will not be permitted which would adversely affect:

• (a) species and habitats of international importance:

(i) protected species of international importance or their habitats; or (ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites.

• (b) species and habitats of national importance:

• (i) protected species of national importance or their habitats;
• (ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or
• (iii) Marine Nature Reserves; or
• (iv) National Trust Land.

• (c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats.

Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan

has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward.

Environment Policy 7: Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which could not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria:

• (a) all watercourses in the vicinity of the site must be identified on plans accompanying a planning application and include an adequate risk assessment to demonstrate that works will not cause long term deterioration in water quality;
• (b) details of pollution and alleviation measures must be submitted;
• (c) all engineering works proposed must be phased in an appropriate manner in order to avoid a reduction in water quality in any adjacent watercourse; and
• (d) development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species.

Environment Policy 19: Development of equestrian activities and buildings will only be accepted in the countryside where there will be as a result of such development no loss in local amenity, no loss of high quality agricultural land (Classes 1 and 2) and where the local highway network can satisfactorily accommodate any increase in traffic (see Environment Policy 14 for interpretation of Class 1 and 2).

General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;

• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (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.

Housing Policy 12: The replacement of an existing dwelling in the countryside will generally be permitted unless:

• (a) the existing building has lost its residential use by abandonment; or
• (b) the existing dwelling is of architectural or historic interest and is capable of renovation.

In assessing whether a property has lost its habitable status(1) by abandonment, regard will be had to the following criteria:

• (i) the structural condition of the building;
• (ii) the period of non-residential use(2) or non-use in excess of ten years;
• (iii) evidence of intervening use; and
• (iv) evidence of intention, or otherwise, to abandon.

Housing Policy 14: Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the “footprint” of the existing, and should have a floor area(1), which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings).

Generally, the design of the new building should be in accordance with Policies 2- 7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern

design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building.

Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact.