Planning Statement

Planning Statement For Alterations And Extensions To Mannin Veg, Gansey, Port St Mary Im9 5La

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 Mannin Veg is a semi detached house which sits almost at the end of the built development on the eastern end of Port St. Mary promenade which partly encloses and forms Chapel Bay, a popular beach in the south of the Island.
• 1.2 Mannin Veg has two full storeys of accommodation and a third floor accommodated within a mansard style roof with a large dormer on the front plane. This arrangement is mirrored on the adjoining property to the west - Creg Vaie. It appears as a dormer on the front elevation as viewed from the front (see below) but the front plane appears as a mansard roof as viewed from the site (see title page above).
• 1.3 To the west of Creg Vaie is Gansey Villa, another semi detached house - physically separate from Creg Vaie but attached to Gansey Cottage, a red tiled roofed bungalow.
• 1.4 Whilst Mannin Veg and Creg Villa are similar, although not identical in appearance, Gansey Villa is a more ornate two and a half store house with lower ground floor and with pitched roofed dormers sitting above two angled two storey bays and with decorative contrasting quoins at both ends of the front elevation. This property sits higher than the properties on each side.

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

• 1.5 Mannin Veg and Creg Vaie are the same height, conjoined and have similar, large front dormers, similarly simple frontage with two vertically proportioned windows at first floor and a front door set to the right of the facade and a larger window to its left.
• 1.6 Gansey Road is a cul de sac, terminating shortly after Mannin Veg and with a small public parking area on the seaward side.
• 1.7 The land to the rear of Mannin Veg and Creg Vaie rises steeply with each property having a small rear patio area accessed from a sharply rising set of steps.
• 1.8 There is a stone wall with established vegetation between the two conjoined properties at the rear with the rear pitch of Creg Vaie sloping further down and past the rear wall of Mannin Veg, creating a small, relatively dark area at the rear of the application property.

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

1.9 Mannin Veg has a small timber decked area at the rear a short distance from the rear wall of the property: Creg Vaie has a small greenhouse immediately to the rear of their dwelling.

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

1.10 Mannin Veg currently suffers from damp on the eastern gable and the internal layout offers a find view from the front dormer, although headroom in the access stairwell is severely restricted.

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 context
• 2.1 Area Plan for the South (2013)

• 2.1.1 The site lies within an area designated on the Area Plan for the South as Residential, which includes the existing dwellings to the west and an individual pocket of further residential land to the east incorporating Langdale, Gansey Point House, Gansey Beg and Gansey Point Cottage. Langdale is now a substantial house which is modern in its mass, appearance and finish. The Written Statement refers to Port St. Mary having “a strong identity and an attractive, distinctive character”
• 2.1.2 The land to the south and in between Manning Veg and Lansdale is designed as Public Open Space.
• 2.1.3 The Area Plan designates Mannin Veg and the properties to the west including most of the promenade, as a proposed Conservation Area.
• 2.1.4 There are no other Constraints shown on the associated maps with the Area Plan. Mannin Veg lies within the settlement boundary which ends at this point: Langdale and the properties to the east are outwith the settlement boundary.
• 2.1.5 There are no Registered Buildings, Registered Trees, public rights of way or areas of flood risk on or affecting the site. The Baie ny Carrickey Marine Nature Reserve lies immediately in front of the public open space in front of the site and the area to the south east of the property is identified as being of ecological importance - draft.

• 2.2 Isle of Man Strategic Plan 2016 2.2.1 As there is no change of use proposed and the site is designated as residential, which reflects the current and proposed use of the site, General Policy 2 is considered to be the most relevant planning policy to be applied.

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:

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

• (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.

2.2.2 Within the Strategic Plan there are policies which seek to ensure that development has a positive visual impact on the environment, notably Strategic Policies 3 and 5, Environment Policy 42. Strategic Policy 3 requires that “Proposals for development must ensure

that the individual character of our towns and villages is protected or enhanced by: (a) avoiding coalescence and maintaining adequate physical separation between settlements; and (b) having regard in the design of new development to the use of local materials and character.”

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

• 2.2.3 Strategic Policy 5 requires that “New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.” Strategic Policy 4 applies similar expectations about development in respect of Conservation Areas (see 2.3 below).
• 2.2.4 Environment Policy 42 states that “New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality.”

• 2.3 Proposed Conservation Area

• 2.3.1 It is noted that the site lies within a proposed Conservation Area but also noted that this was proposed in 2009, confirmed as proposed in the 2013 Area Plan but that no progress has been made since then, reflecting a lack of urgency, priority, or necessity or indeed, all three - for such protection of this part of the south of the Island. In such cases where a site lies within a proposed Conservation Area, there is no statutory protection, other than a requirement that replacement windows currently requires planning approval whereas outwith an adopted or proposed Conservation Area, it would be permitted development but there is an expectation that development should not prejudice such a future designation should this be pursued. Environment Policy 35 is not considered appropriate to apply with full force as the site is not within an adopted Conservation Area.
• 2.3.2 There is a Conservation Area Appraisal for Port St. Mary, dated 2009. In it, this are is referenced only briefly, stating “Between the village and Gansey Point are a number of varied dwellings, the most notable being Chapel Bay House, with its adjacent former boat house.” Whilst not referenced specifically, the Appraisal also states that “There are many examples of enlarged and oversized window openings with no consideration to appearance, but merely to improve the view out from the property. This problem is particularly prevalent with dormer and roof windows.”

• 2.4 Landscape Character Assessment 2.4.1 The Landscape Character Assessment of 2008 which is adopted within the Area Plan refers to the site as not within the urban area of Port St. Mary and has it lying within the E9 area of Rugged Coast - Bay ny Carrickey. The Assessment is summarised as follows:

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

The overall strategy is to conserve the character, quality and distinctiveness of the tranquil and coastal area with its rich ecological habitats, open and expansive panoramic views, sites of archaeological importance and to conserve the coastal setting of Port St. Mary.

Key Views Extensive, panoramic views from Raad ny Foillan across the sweeping and ever-changing seascape to the south. Open views across the bay, with distant sense of enclosure provided by headlands to the east and west.

Sarah Corlett Town Planning Consultancy Ltd 9 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 3.0 Planning history
• 3.1 The site has been the subject of three recent applications:

• i. 98/01953/B - extension to the rear of the property - permitted
• ii. 98/01330/B - installation of uPVC windows - permitted and
• iii. 24/00607/B - erection of front porch, rear extension, pitch dormer roof, rear terrace and roof, window and door alterations - refused for the reasons that:

• R 1. By reason of the design of the dormers particularly their scale, design, height and mass coupled with the misaligned front window design and their solid bulky top heavy appearance both dormers are considered to have a significant adverse visual impact on the character and appearance of the existing dwelling, streetscene and surrounding coastal area and having a negative contribution to the area contrary to Strategic Policy 5, General Policy 2 (b, c, g) and Environment Policy 42 of the IOM Strategic Plan 2016. The proposals would also undermine the principles of Environment Policy 35 in failing to preserve or enhance the character and appearance of the proposed Conservation Area and the Port St Mary Character Appraisal.
• R 2. Although having a subordinate height, by reason of the 2.3m projection and overall footprint of the front porch is considered to have an unacceptable and adverse visual impact on the overall character and appearance of the existing dwelling and having a negative impact and negative contribution on the overall streetscene and surrounding area minded that such large front porches are not typical features found throughout the older dwellings within the PSM proposed conservation area contrary to Strategic Policy 5, General Policy 2 (b, c, g) and Environment Policy 42 of the IOM Strategic Plan 2016. The proposals would also undermine the principles of Environment Policy 35 in failing to preserve or enhance the character and appearance of the proposed Conservation Area and the Port St Mary Character Appraisal.

This scheme was as follows:

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

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

There were no objections to this application from any consultee or third party: Ecosystems Policy Team recommended appropriate treatment of the clear glass balustrades to avoid bird strike.

• 3.2 Creg Vaie has been the subject of one relatively recent application:

06/02110/B for the installation of four roof windows in the rear elevation - permitted.

• 3.3 Langdale was the subject of an application for significant extensions in 2017 which saw an additional storey added, resulting in the property becoming more prominent in the landscape of Gansey headland as viewed from the promenade:

and as one proceeds past Mannin Veg on the coastal road to Bay ny Carrickey from Chapel Bay.

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 now is a resubmission of a scheme for the alterations of the dwelling, addressing the issues raised in the most recent application and seeking to address the reasons for refusal. The scheme has been reconsidered, taking on board the critical comments of the size of the dormer and porch but acknowledging the present character of this group of buildings, particularly that of Creg Vaie immediately alongside, and how the property is viewed in the context of and from the proposed Conservation Area.
• 4.2 It is noted that within the reasons for refusal, there was no reference to the proposed rear extensions, nor any adverse comment on that aspect of the application from any parties and as such, this part of the proposal remains as previously proposed as there would appear to be no issue with that.
• 4.3 The proposal now proposes the reconstruction of the existing roof, retaining the mansard profile and dormer but finishing it within a darker frame to better reflect the appearance of that on Creg Vaie which has an overhang which creates a darker element across the top of the dormer. This creates the impression that currently, the dormer on Mannin Veg is slightly higher than that on Creg Vaie whereas they are actually at the same height - flush with the ridge of the roof.
• 4.4 The proposal also introduces a dark colouring to the cheeks of the dormer, making it more similar to that on Creg Vaie and reducing its impact.

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

• 4.5 it should be noted that the planning officer in her assessment of the most recent application stated that “The existing dormers are both stepped in from each edge and are vertically aligned with the main windows and doors on the front elevations, this coupled with the tile hung frontage helps to mimic a traditional roof form and the works being no taller than the main ridge and chimney stacks helps to retain the overall mass, form and proportion of the original host traditional dwelling”. In fact the dormer cheeks of Mannin Veg are rendered not slate hung but the point is made that the tile hung frontage is viewed as a positive aspect of the dormer and which reduces the impact of them along with the fact that the dormers are no higher than the existing ridge. This is not proposed to be changed in the current proposal.
• 4.6 The rear doors at upper floor level at the rear will utilise a system with a sliding door with a frameless balustrade system to minimise the impact of this as viewed from the side. The front dormer glazing comprises a relatively simple format with vertical glazing form which replicates and compliments the vertically proportioned windows and door below so that the focus remains on the dark finish of the mansard roof and areas of vertically proportioned glazing rather than heavy window surrounds or horizontal focus.
• 4.7 The proposed porch has been reduced in projection from 2.3m to 1.3m and reduced in width by 100mm.
• 4.8 Proposed also is the installation of solar panels on the rear section of the roof, rendering them unseen as viewed from the from and relatively inconspicuous due to their shallow pitch, as viewed from the side.

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 The previous proposal was refused for its size and mass and perceived adverse impact on both the property and the surrounding area. The Officer noted a number of things in her statement and decision which we have taken as positive cues for the redesign of the proposed changes to this property:

The existing dormers are both stepped in from each edge The existing dormers are vertically aligned with the main windows and doors on the front elevations, The tile hung frontage helps to mimic a traditional roof form

The works being no taller than the main ridge and chimney stacks helps to retain the overall mass, form and proportion of the original host traditional dwelling

Although having a subordinate height, by reason of the 2.3m projection and overall footprint of the front porch is considered to have an unacceptable and adverse visual impact on the overall character and appearance of the existing dwelling and having a negative impact and negative contribution on the overall streetscene and surrounding area and

such large front porches are not typical features found throughout the older dwellings within the PSM proposed conservation area.

• 5.2 The amended proposal now incorporates these elements: the dormer remains stepped in from each edge, it is as vertically aligned with the windows below it as is practicable the pattern of windows within the dormer retain a vertical emphasis complimenting the windows and door below it, it is finished in a dark colour to reflect the traditional slate roofing and it is no higher than the main roof it sits against. Its profile from the east remains as it currently appears but with darker cheeks, reducing its impact and enhancing its appearance.
• 5.3 Whilst this and the adjacent dormer may be viewed as negative elements of the area, as noted in the proposed Conservation Area Appraisal document, they undoubtedly exist and significantly altering or removing this one would result in the pair of properties becoming unbalanced, another element picked out by the Planning Officer in her description of the

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

property, noting at her 6.2.1 that “The adjoining neighbour has a similar box dormer and roof slope modifications both have been adapted as a pair.” The dormers and roof structure maximise the available floor area within the property in what are relatively modest dwellings and are therefore important elements in the internal layout and functionality of the application property and its neighbour.

• 5.4 The porch would not appear in principle to have been objectionable previously, only the projection and footprint, as noted in the reasons for refusal. The amended scheme has the porch reduced in footprint and projection and now appears more akin to the traditional proportions of vernacular properties in the area as are noted in the reason for refusal as being found in the proposed Conservation Area.
• 5.5 We believe that the proposed alterations respond positively to the reasons for refusal of the previous application and result in work which will renovate this property in a manner which enhances its appearance whilst retaining its existing characteristics and contribution to the surrounding area. The works will enable internal issues to be resolved and the existing internal space to be improved.
• 5.6 The Area Plan and the proposed Conservation Area Appraisal are clear that the importance of this part of the village is as a landscape as a whole rather than the details of the individual buildings and it is important that from within the main part of the village, Mannin Veg is a considerable distance away and from where what is proposed will have a negligible impact on the building itself and the area more generally.
• 5.7 The building is of course, visible from very close up, with a public route directly in front and public car parking alongside. From here, the view of the property is such that the roof space is only visible from the approach from the east of the property and this profile will not change, the only difference being a change from a light coloured render on the eastern dormer cheek to a dark colour more in keeping with the roof it sits alongside.
• 5.8 From the front, the view is upward towards the dormer and from where the ridge is not visible. What is proposed will not change the mass or height of the existing dormer but the darker edge will reduce the impact of it and be more harmonious with the existing dormer next door.

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

• 5.9 The porch, whilst a new addition to the building, will add welcome protection to the front of the building and anyone waiting to enter as well as a place for parcels to be left. Its appearance, we would suggest is not unsympathetic to the traditional elements of the facade and is a relatively small element within the front elevation. Porches in principle are not unusual on traditional properties including those within the village, indeed, Gansey Cottage just three properties along, has such a feature.
• 5.10 We hope that the proposal is viewed as an enhancement of the existing landscape, supporting any proposed Conservation Area designation as well as complying with the criteria and objectives of General Policy 2, Strategic Policies 3, 4 and 5 and Environment Policy 42.

Sarah Corlett 05.12.24

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