Planning Statement

Planning Statement In Support Of The Extension Of The Curtilage Of The Existing Spa, Erection Of Service Building, Erection Of Walling, Installation Of Sauna And Spa Facilities With Terracing, Decking And Landscaping, Brightlife, Andreas Road, Andreas Im7 4En

Sarah Corlett Town Planning Consultancy Ltd 1 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 1.0 INTRODUCTION
• 1.1 Brightlife is an existing spa and wellness facility which was created from the conversion of a range of existing redundant farm buildings and farmhouse at Ballalheaney which sits on the western side of the A9 which leads north out of Ramsey to Andreas village. The site sits on its own in a largely open, agricultural landscape with relatively few buildings around it: Lhea Kerrow Farm - land and farm buildings - lies immediately to the south with Ballaseyr Equestrian Centre to the south west (this was originally in the same ownership as Brightlife together with Ballavoddan Farm which lies to the north of the equestrian facilities). Across the road from Brightlife, between the entrance and exit is Ballacorey Road (B15) on the corner of which is Ballalheaney Bungalow - a residential property with workshops and agricultural buildings.
• 1.2 Brightlife comprises a building group of both old and new buildings which between them offer a range of residential and day facilities for health and wellbeing. The facility hosts both half day, full day, overnight and weekend packages and a range of therapies and treatments and specialist workshops for yoga, Pilates, mindfulness, meditations and soundbaths.
• 1.3 The facility also offers half and full day spa packages with access to holistic therapies, the sauna, steam room and hydrotherapy pool with a small outside seating area which overlooks the agricultural fields and view towards North Barrule and the Northern Uplands.
• 1.4 Brightlife was set up to fulfil the vision of its founder, Marion H MacMillan, to provide a beautiful and tranquil learning environment for Mind, Body and Spirit.
• 1.5 The facilities are accessed from the A9 with a one way system in from south of Ballacorey Road and a one way exit from the north.
• 1.6 The buildings include the main house which provides sleeping and dining accommodation for guests, an accommodation courtyard next to the house with additional rooms in a wing to the west with the spa suite sitting at the western end of the building group. There is parking for 23 spaces alongside the spa suite with additional spaces around the main house and bedroom courtyard and space for bicycle parking in front of the spa entrance.
• 1.7 The buildings are arranged in a relatively tight group with landscaping separating each section of buildings and with the boundary with the surrounding agricultural land formed

Sarah Corlett Town Planning Consultancy Ltd 2 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

largely by established hedging other than to the south, west and north of the spa suite and parking where the boundary is a simply post and wire agricultural fence line.

1.8 Below is a series of photographs of the site as it currently appears.

Above and below: southern elevation of the spa suite and small outdoor seating area with post and wire fence visible to the right (south)

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

Southern elevation of the jacuzzi and steam room

Western elevation of the spa suite

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

Above and below, parking associated with the spa suite

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 HISTORY
• 2.1 The planning history of the site includes the following:

94/00638/B conversion of redundant farm buildings to self catering cottage - permitted 97/01101/B - rebuilding and conversion of outbuildings for guest accommodation, extension of main house for recreational use - permitted 01/01516/B - alterations to building to create conference room, administration and therapy centre - permitted 04/02255/R - retrospective application for the erection of entrance and exit signs - permitted 04/02640/B and 05/00891/B - internal alterations and erection of boiler house extensions on exiting tourist accommodation - permitted 13/00295/B - alterations and extension to existing spa and conference facilities - permitted Plan as existing

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

Plan as proposed and permitted

14/00588/B - alterations and extension to existing spa and conferences facilities (amendments to 13/00295/B). The planning officer’s report includes the following statements:

“6.2 The starting point for the assessment of the planning application is the land use designation. As stated earlier in this report the application site is located within a wider area of land that is not designated for any site specific purpose, it is effectively a site within the wider countryside. Having said that it is necessary to have regard to the fact that the site has been developed into the spa and

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

conference facility that now exists on site. The site is recognised as providing a high quality facility for the Island. As the site, and the existing use thereof, is potentially unique to the Island there is no planning policy that is considered directly applicable to the proposed development. However, it is appropriate to have regard to the provisions of Environment Policy 1 and 16 in so far as they are applicable. The key issues to consider are the protection of the countryside and rural environment from harmful development and the acceptability of the appearance of the proposed extension.

• 6.3 When assessing the protection of the countryside and rural environment the site the primary consideration is the impact of the proposed development on public views of the application site and the effect that would have on the overall character of the countryside in this area. In terms of this the nearest public place to view the site from is the main road between Andreas and Ramsey. From that road it is possible to see the site, however the building proposed to be extended to largely screened from view by the existing development between it and the main road. Taking that into account and based on site visit it is considered that little, if any, of the proposed extension would be publicly visible. Due to topography the only other obvious public views of the application site would be from considerable distance, at which distance the impact of the existing and proposed development would be unlikely to be distinguishable. It should also be noted that the new proposal would reduce the overall level of built development, due to the extension width being reduced from 25.3 metres to 20.5 metres and the removal of the studio/conference room extension to the northern end of the existing building. Overall, it is concluded that the proposed development does not unduly harm the character and quality of the countryside and surrounding area. It is considered material to have regard to the economic benefit that the facility provides to the Island, proposals to build on that benefit should be supported provided they do not cause unacceptable harm.
• 6.4 In respect of other material planning considerations the site of the proposed development is significant distance from other property so as not adversely affect private amenity. As there are no changes to vehicular access and appropriate car parking exists for the overall development it is also considered that there is no adverse impact on highway safety. No other obvious material planning considerations are affected by the proposed development.”

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

• 3.0 PLANNING POLICY CONTEXT
• 3.1 The site is within an area which is not designated for a particular purpose on the adopted plan for this part of the Island which is still Isle of Man Planning Scheme (Development Plan) Order 1982. On this map (below), the site is outwith the areas of an area of High Landscape or Coastal Value and Scenic Significance. The majority of the buildings and car park, but not the spa suite, is identified as Woodland which would usually confer Registered Tree status on the existing trees within these areas.
• 3.2 However, this does not appear to be the case on the Island Environment map (below) where the trees as Lhea Kerrow Farm are shown as Registered but none of the trees around Ballalheaney Farm is so shown.

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

• 3.3 The national flood risk maps do not show the spa suite as being at risk of flooding with the existing pond shown as an area of surface water along with the water course to and from it.
• 3.4 The 1982 Plan is in the process of being updated and replaced by a series of Local and Area Plans. In the north and west Cabinet Office commenced the preparation of an Area Plan which culminated in a public inquiry in July 2024. The Inspector’s report has been received and the next step is for Cabinet Office to respond to this, publish its proposed modifications in response to it and then proceed to Tynwald, presumably some time in 2025 for its approval and ultimate adoption and at that point, replacing all of the local plans in force in this part of the Island, and the Isle of Man Planning Scheme (Development Plan) Order 1982.
• 3.5 This plan confirms the status of the site as within an area not designated for development but also provides further detailed information on infrastructural and environmental constraints although in the case of this site, there is none of either.

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

• 3.6 The Area Plan also adopts the findings of the Landscape Character Assessment of 2008. This was intended to replace the areas of High Landscape or Coastal Value and Scenic Significance in the Isle of Man Planning Scheme (Development Plan) Order 1982 and provide a series of landscape character types applicable to each part of the Island. The application site falls within the area of Undulating Lowland Plain - Andreas and Jurby. The full assessment of this Character Area is set out in Appendix One of this document but the draft Area Plan summarises this as follows:

Landscape Strategy

To conserve and enhance: a) the character, quality and distinctiveness of this rural area including the scattered settlement pattern, relatively strong field pattern delineated by a mixture of stone walls and relatively tall Manx hedgebanks and its network of enclosed minor rural roads

Key Views

• • Glimpsed views to the sea from the eastern and western edges of the area.
• • Panoramic open views southwards towards a dramatic upland backdrop.
• • Open views to landmark church towers (particularly St. Patrick’s Church) to the west of Jurby.

Landscape Proposal 7 The established wooded character of the Sulby River Lhen Trench and surrounding area which affords channelled views within the landscape shall be preserved. Development proposals must demonstrate that the impacts upon landscape character have been considered, and the design of any future proposal is adequately sympathetic to, and informed by the established landscape character. Dramatic views to the adjacent southern uplands shall not be impaired.

• 3.7 Areas that are not designated for a particular purpose are considered to be countryside, as defined in Environment Policy 1 of the Strategic Plan and where this policy presumes against development that would adversely affect the countryside unless there is an overriding national need. This policy does not presume against development per se, only development which is harmful.

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

• 3.8 General Policy 3 states a clear presumption against development in undesignated areas but provides a list of exceptions which include agriculturally justified development, works associated with existing buildings and that justified by the interpretation or understanding of the countryside.
• 3.9 Development which would adversely affect existing trees of amenity value or ecology is presumed against (Environment Policies 3 and 4).
• 3.10 The loss of agriculturally productive land is presumed against (Environment Policy 14). This relates to soil which is Classes 1/2, 2/3 and 3/2 on the Agricultural Land Use Capability Map. The soil here is understood to be Class 3/4 with a large area of Class 2 to the south.

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 The proposal
• 4.1 Proposed is the extension of the curtilage of the existing spa suite by 6m in a southerly direction and the use of the space between the new southern boundary and the existing building for outdoor recreation and therapy facilities in the form of outdoor spa pool, relaxation pod, sauna, sitting area, showers, ice baths with areas of decking and landscaping all contained within a curtilage bounded by a new post and wire fence with a hedge native shrubs planted alongside and a section of stone walling.
• 4.2 A new plant/service building is to be constructed to the west of the existing spa building enclosed by fencing with new trees planted to the west. This building will be clad in grey insulated material with a pedestrian door and small roller shutter door alongside. This building will be 8m long, 4.5m wide and 3m to the ridge and will accommodate spa pool filtration and treatment equipment and storage for outside equipment and seating etc.
• 4.3 The intention of the proposal is to broaden the range of facilities available at the site in response to changing aspirations of the facility’s customers. Many people now desire a greater interaction with the natural environment and at present, this can only be provided at the current site through a modest seating area elevated above and looking down upon the agricultural field alongside with a post and wire fence separating the two uses.
• 4.4 The proposed works will enable users of the spa facilities to see a more natural transition between the facilities and the surrounding countryside from within the building and also to continue their experience outdoors with the range of facilities available there.
• 4.5 The proposal will also provide a softer transition between the spa and the surrounding countryside and enhance the biodiversity value of this part of the site, replacing what is currently unused grass and a small part of the grazed field with an upper terrace, native planting, water features and incorporating new habitat in the form of bird and bat boxes. The area alongside the new service building will be landscaped in the form of a low bank with vegetation introduced on top to help screen this although it will not be publicly visible.
• 4.6 The newly extended outside spa area will be bounded by a new 700mm high stone wall with the area in front of the studio bound by a relocated post and wire fence but with Manx native species planted behind it to soften its impact and enhance biodiversity. The area between the boardwalk paths and resin bound pathways will be grassed with boulders, bark and planting.

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

4.7 The only lighting to be introduced will be low level lighting with no upward projection, in accordance with accepted good practice including Bats and Artificial Lighting in the UK' Guidance Note GN 08 / 23, ILP PUBLICATIONS Guidance Note 1 for the reduction of obtrusive light 2021.

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

• 5.0 ASSESSMENT
• 5.1 It is fully accepted that the site lies within an area not designated for a particular purpose and what is proposed does not fall within the categories of exceptions listed in General Policy 3 of the Strategic Plan.
• 5.2 However, what is also clear from consideration of previous applications here, is that the current lawful use of the current curtilage of the buildings is as a spa and conference facility that now exists on site. The officer dealing with the most recent application for the expansion of these facilities states that the site is “recognised as providing a high quality facility for the Island” which remains to be the case today. However, in order to remain an attractive designation, the site needs to move with the times and respond to changing aspirations and demands from its customers. The site is in the fortunate and unusual situation of being sited within a beautiful countryside location but is virtually invisible from any public vantage point.
• 5.3 From the Andreas Road the southern part of the existing spa suite is almost completely hidden from view with only a very small section of a few metres where the front of the building is visible, close to the entrance to Lhea Kerrow Farm.

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

5.4 Otherwise, this part of the building is not visible:

View from between the entrance to Brightlife and Lhea Kerrow Farm and below a series of photograph from the pedestrian footpath to the north of this

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

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

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

• 5.5 This remains as was the case in 2014 when the reporting officer came to the same conclusion regarding the conspicuousness of the site. From these vantage points, the lower part of the site where the works are proposed is not clearly visible. Furthermore, what is proposed is largely landscaping with some small scale non permanent structures which are not considered to stand out or otherwise harm the visual character of the area. It is our position therefore that the proposal accords with Environment Policy 1 in that there would be no visual harm to the countryside as a result of the proposed development.
• 5.6 In terms of ecology and biodiversity, the site as it is currently supports little of either, the site being unused mown grass and a small part of a large field currently graced by sheep. What is proposed will introduce a variety of different flora, all native and chosen to support wildlife, together with water features. This, we believe will contribute more to the ecology and biodiversity of the area than does the current situation and will more than compensate for the loss of a very small area of grass.
• 5.7 There will be no increase in the amount of customers present on the site at any time although the additional facilities may increase the number of staff required, thus increasing the number of employment opportunities within the facility.. The intention and purpose of the scheme is not to attract more customers but to retain their existing client base and offer a wider range of services and more space per guest. As such, there will be no change to the existing car parking or access provisions, both of which are considered to be sufficient and adequate for the facility existing and proposed.
• 5.8 The proposal will involve works close to an existing tree and the proposed drawings show how this will be protected during works and thereafter this part of the site is not one which will be used by customers and is simply to accommodate plant and involves only pedestrian access for maintenance thereafter.
• 5.9 The new water features will necessitate the cleaning of the water and it is proposed that the syphoned water from these facilities will be kept in tanks to allow the chemicals from the used pools and facilities to be neutralised before being discharged into the existing surface water drain which was installed in connection with the existing hydrotherapy pool. This then discharges through a perforated land drain across the adjacent field with the surplus water discharging into a perimeter field drainage ditch under the appropriate licence.

Sarah Corlett Town Planning Consultancy Ltd 19 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 5.10 We believe that the enhancement of the facilities to this existing spa facility together with the increase in biodiversity value of the current area of grass outweigh the policy presumption against development here, noting the previous applications which have enlarged the curtilage of the buildings and expanded the buildings themselves. What is proposed is a marginal and inconsequential increase in the size of the curtilage with a significant part of the newly extended area taking the form of landscaping. What is proposed will not, we would submit, be visible by the public and even if it were, what would be seen would largely be new landscaping with a small number of relatively small structures

• much smaller than anything else which is currently publicly visible or in existence on the site.

• 5.11 There is therefore no environmental harm as a result of the proposals and we would submit, the potential for environmental enhancement. The works will conserve and enhance the character, quality and distinctiveness of this rural area in accordance with the Landscape Character Assessment and Landscape Proposal 7. There will be no significant loss of agricultural land and no loss of high quality soil as a result of the proposal.
• 5.12 Other than General Policy 3, we believe that this application complies with all of the relevant planning policies and that the benefits to the environment and to this established and existing business which generates activity, employment and interest in the north of the Island with few if any similar facilities in this part of the Island, are sufficient to outweigh the policy presumption against development in this case.

Sarah Corlett 20.01.25

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

APPENDIX ONE EXCERPT FROM THE LANDSCAPE CHARACTER ASSESSMENT 2008 F3 ANDREAS AND JURBY Key Characteristics

• • Swathe of farmland (covering the breadth of the Island).
• • Irregular pattern of medium-sized arable and pasture fields.
• • Field boundaries demarcated by traditional Manx hedges and simple post and wire fences.
• • Inter-linking network of minor rural roads serve the area, together with the A10, A17 and A19.
• • Generally few vertical elements, other than occasional telegraph poles.
• • Scattered and relatively isolated settlement pattern.
• • Traditional farm buildings (characteristically white, with grey roofs).
• • Key settlements include the small town of Andreas and the villages of Bride, Jurby and Sandygate.
• • The Isle of Man Government Industrial Estate and adjacent Jurby Aerodrome
• • Disused airfield at Andreas
• • Churches provide prominent landmarks within views.
• • Views to dramatic upland backdrop to the south provide strong sense of place. • Strong sense of openness and tranquillity (at distance from main A19 and A17 roads).
• • Slightly marked sinuous valley of Lhen Trench.
• • Sandpit at Cronk-y-Scotty

Overall Character Description Situated to the north of the Island, this landscape character area encompasses a swathe of farmland underlain by the predominantly flat topography of the northern plain. To the west, the relatively narrow course of the Lhen trench meanders through the landscape, which exhibits an irregular pattern of medium-sized arable fields and rough grassland/pasture. A variety of different forms of hedgerows and simple post and wire fences demarcate field boundaries. To the west, mature, intact low, trimmed hedges dominate the hedgerow network. Several single mature deciduous trees within Manx hedgerows and fields also contribute to a mature recognisable landscape structure. The main A19 and A17 roads (a source of noise and visual intrusion) cross the area and an inter-linking network of minor roads, often lined with species-rich verges, help to provide access to farms and settlements. Generally, few vertical elements punctuate the skyline of the area. However, telegraph poles

Sarah Corlett Town Planning Consultancy Ltd 21 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

and the telecommunications mast at Jurby Industrial Estate are a visible human influence. Settlement pattern is scattered and relatively isolated, with the Andreas and Jurby Industrial Estates providing the largest groups of buildings within the area. Several isolated farmsteads and individual houses also pepper the landscape. Traditional farm buildings characteristically exhibit white walls (which often provide a bright contrast to the muted upland backdrop to the north) and grey roofs. Alongside these traditional buildings, modern agricultural sheds and warehouses are sometimes visually intrusive. In addition, the distinctive churches of St. Andrews Church at Andreas (built predominantly from Sulby Glen stone) and St. Patrick’s Church to the west of Jurby and their associated medieval crosses are landmark features landscapes within the area. St. Patrick’s Church is particularly prominent within views across the surrounding open, flat landscape. The prefabricated buildings on an old air force base and disused runway at Jurby (now housing several small businesses and shops, including Jurby Junk) exhibit a strong human influence over the character of this part of the area. Construction of the new prison development is also associated with this part of the area. Overall, there is a strong sense of tranquillity and openness throughout the area. A strong recognisable sense of place is provided by views to the dramatic backdrop of the Uplands to the south, views of St. Patrick’s Church and distant views to the sea at the eastern and western edges of the area.

Key Views

• • Glimpsed views to the sea from the eastern and western edges of the area.
• • Panoramic open views southwards towards a dramatic upland backdrop.
• • Open views to landmark church towers (particularly St. Patrick’s Church) to the west of Jurby.

Historic Features

• • St. Patrick’s Church and medieval crosses.
• • St. Andrew’s Church and medieval crosses.
• • Old airfields at Jurby and to the east of Andreas.

Ecological Features

• • Species-rich verges.
• • Mature hedgerows and single mature deciduous trees.
• • Patches of rough grassland
• • Area of Special Scientific Interest at Ballacrye

Sarah Corlett Town Planning Consultancy Ltd 22 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Evaluation of Inherent Landscape Sensitivities

• • Strong sense of tranquillity.
• • Scattered isolated settlement pattern.
• • Enclosed minor rural roads.
• • Vernacular character of buildings and churches.
• • Presence of Manx Mile stones.
• • Few tall vertical elements.
• • Dramatic views south to Uplands.
• • Field pattern delineated by a mixture of stone walls, relatively tall Manx hedge-banks and post and wire fences.

Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of this rural area including the scattered settlement pattern, relatively strong field pattern delineated by a mixture of stone walls and relatively tall Manx hedge-banks and its network of enclosed minor rural roads.

Sarah Corlett Town Planning Consultancy Ltd 23 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C