ADD Planning Statement

Planning Statement In Support Of The De-Registration Of Ballaradcliffe House, Kiondroghad Road, Andreas Im7 3El 19/00824/Con

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 The above application was submitted on 15th July, 2019. Little in the way of supporting information was provided with the application and correspondence was exchanged between the applicant and the Department regarding further information to be provided although no such information was forthcoming.
• 1.2 This statement is provided on behalf of the current owners and aims to provide sufficient information to enable the current Registered Building Consent application to be determined and to justify the de-Registration of Ballaradcliffe House.

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

• 2.0 Site context
• 2.1 Ballaradcliffe House is a large, detached house which sits on the western edge of Andreas village, with a small frontage onto the A19 Kiondroghad Road. The site presently accommodates the house, access drive and substantial lawned garden directly in front of the principal elevation which faces south, with a less managed paddock to the south of that. There is an agricultural gated access at the southern end of the site, fronting onto the A17 St. Jude’s Road. There are no other buildings currently on the site.
• 2.2 The house appears on the 1860s County Series maps as follows:

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

• 2.3 When originally built, Ballaradcliffe sat some distance from the settlement of Andreas which at that time had its principal core around where the post office and school currently are, with the area around where The Grosvenor currently sits, accommodating limited linear housing and an inn on the site of the current Grosvenor public house.
• 2.4 The only buildings immediately around Ballaradcliffe House were outbuildings associated with that property with fields between them and the nearest buildings.
• 2.5 The village of Andreas today looks very different with significant residential development having been introduced between the Kiondroghad and St. Jude’s Roads in the form of the Ballaradcliffe, Ballasteen Road and Ballasteen Drive and with Larivane Close Mount View estate and Larivane Estate estate introduced between Leodest Road and the post office area. Further north, between Leodest Road and Bride Road, the developments of Larivane Meadows, Croft Park and Orchard Close joining the village with the housing centred around the crossroads of Smeale Road, Oatlands Road and Bride Road.

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

• 2.6 Nowadays, Ballaradcliffe House sits at the end of a built up frontage with a relatively small and modest entrance from the Kiondroghad Road.
• 2.7 The house is not generally visible from Kiondroghad Road although is still visible from the St. Jude’s Road from where the house is a clearly identifiable building sitting within woodland with other buildings discernible to the east.

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

• 2.8 The house has recently been altered and extended with notably a two storey hipped wing added on each side of the original house and a tall, three storey glazed element added to the centre of the rear elevation.
• 2.9 Internally, the building has been refurbished. The current owner has retained all existing architraves, doors and skirting boards which are fit for purpose and has replaced those which were missing or defective, with almost identical elements created especially from templates of the originals.
• 2.10 The original staircase has been retained and the curved skirting boards thereon repaired and renewed.
• 2.11 The former concrete kitchen floor has been replaced with reclaimed timber flooring.
• 2.12 The original front door, surround, internal porch, door and surround has been retained and many of the original doors have been retained and refurbished.
• 2.13 There were and are no original coving or ceiling lights.

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

2.14 Some of the original fireplaces have been retained.

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

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

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 Policy Area Plan
• 3.1 The site lies within an area designated as on Isle of Man Planning Scheme (Development Plan) Order 1982 which is the only adopted land use plan for the area. There is a draft Area Plan for the North and West being prepared by Cabinet Office which has been the subject of a public inquiry in July of this year with the inspector’s report anticipated by the end of September.
• 3.2 On the Isle of Man Planning Scheme (Development Plan) Order 1982 the site is within the adjacent residential land use area. On the draft Area Plan the site is not included and the western boundary of the residential area stops at the eastern boundary of the curtilage of Ballaradcliffe House.
• 3.3 The site is not shown as subject to any constraints on the maps accompanying the draft Area Plan. The draft Area Plan adopts the findings of the Landscape Character Assessment of 2008. The full document as it applies to this site is set out at Appendix One. 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 hedge-banks 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.

• 3.4 Ballaradcliffe House is not referred to in either document.

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

Registered status

• 3.5 The original house is Registered, one of only seven Registered Buildings in the parish of Andreas. The other Registered Buildings are Leodest Methodist Chapel, Yn Thie Thooit, Close Lake House, The Old Rectory, Ballawhane Windmill and Ballavarry Farmhouse. The Registration covers only the original house and no other attached or detached buildings which existed then or have been constructed since.
• 3.6 The house was Registered in 2007. At this time there was an outbuilding immediately to the rear of the house which is no longer in situ: this was not included in the Registration. The Registration information also refers to a thie beg alongside the outbuilding, and this building also no longer exists on site.

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

• 3.7 The Registration information refers to the house not having changed much since its construction with “the front aspect of Ballaradcliffe is exceptionally striking, sitting on the brow of a hill, well-positioned in the landscape and its southerly views across the northern plain towards the hills.”
• 3.8 Other notable remarks are as follows:

The front elevation has a much more fashionable style than the rear…

On closer viewing the rear elevation has even remained unrendered.

The Ordnance Survey map of 1869 indicates that even at that time, the property was accessed from the Kiondroghad Road and the grand view of the front of the house were only seen from the road across the fields at the front of the property and not as the property was approached.

The exterior style of the property is typical of Georgian houses in that the front facade is elegant and formal with a square, symmetrical shape and there is a panelled door in the centre with a fan light over.

The 1906 photograph reveals an interesting feature of the house in that the three present day blocked windows on the right-hand side elevation (when viewed from the front) initially look like they were once sashes like the rest of the windows. However, on closer inspection it become evident that the three ‘windows’ were flat in appearance and the top sash didn’t project out over the bottom sash; this is because these windows were actually painted on the wall in the recesses.

A close inspection of the rear elevation reveals that the house is constructed of a mixture of slates, local round stones and red bricks. Also at the rear of the house is a small porch entrance constructed of brick, this porch is unusual because it has a large single slate to the roof.

• 3.9 The report goes on to record a number of original internal features: doors, staircase, some of the fireplaces in the rear of the ground floor, in three of the four first floor bedrooms and uncovered beams with graffiti dating from 1852.

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

• 3.10 The building was Registered due to its architectural, historic and landmark qualities.

Isle of Man Strategic Plan

• 3.11 As the adopted plan has the building within an area of residential land use, General Policy 2 would be applicable, setting out general standards with which development has to accord.
• 3.12 In terms of its Registration, there are a number of policies in the Strategic Plan which protect such structures (Strategic Policy 4, Environment Policies 30, 32 and 33). In terms of the nature of this application, however, there is one in particular which is critical: Environment Policy 31 states: there will be a presumption against the removal of any Registered Building from the Register.
• 3.13 Whilst Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is an important policy document for applications concerning Registered Buildings and development within a Conservation Area, there is nothing specific about de-Registration of a building other than the following: changes in ownership, occupation or use after the date of Registration will not bring about the de-Registration of a building which formed part of the principal building at the date of Registration.

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

• 4.0 Planning history
• 4.1 The planning history of the site includes two applications which were submitted prior to the Registration of the building. These were both refused and involved redevelopment of the site. Those submitted after than were post Registration and are considered highly relevant.
• 4.2 08/01823/GB and 08/01824/CON were both permitted and proposed alterations and extensions which included the two side wings and a rear annex and a front pitched roofed dormer.
• 4.3 11/00700/GB and 11/00701/CON which proposed the two side wings, the rear, tall extension as it appears today. The scheme shows the previous rear annex in situ. These works were similar to what had approval in 2008 but as works had not commenced, those approvals had lapsed.
• 4.4 The Planning Officer concluded that “Overall, it is considered the two side extensions would have no adverse visual impacts to the detriment of the Registered Building, and would retain the character and appearance of the property.”
• 4.5 11/01577/GB and 11/01578/CON proposed the erection of a grade and utility extension to replace the existing rear annex and was refused. This proposed a wider building than had approval previously and the new building has a hipped roof pitched at a slightly different angle to the main roof. The reason for refusal was that:

The replacement garage will be larger in area and in height than the existing garage/store which is not an attractive or original part of the building. Replacing this with something larger will detract further from the character and appearance of the property and as such the proposal will not comply with the policies in respect of Registered Buildings which seek to preserve or enhance the building: the proposed garage will do neither. The proposal is therefore contrary to the provisions of Environment Policy 32, Planning Policy Statement 1/01 and General Policy 2c.

• 4.6 14/00319/GB and 14/0320/CON proposed works which included the previously approved side and rear extensions and front pitched roofed dormer as well as roof lights, a new set of

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

double doors in the western elevation and a new basement level door in the eastern elevation.

• 4.7 These applications were refused initially for the reason that: Four specific elements of the planning application - namely: (i) the side-hip rooflights, (ii) the double doors (iii) the additional window to the front elevation, and (iv) the basement door - do not meet the provisions of Environment Policy 32 of the Isle of Man Strategic Plan 2007 in that they individually and collectively detrimentally affect the special character and appearance of Ballaradcliffe House, a Registered Building.
• 4.8 The applicant appealed this decision. The inspector considering the appeal noted the situation as being that works had commenced on the previously approved schemes but the works which had been undertaken did not fully accord with those approvals and as such, the approvals were deemed to have lapsed but that no enforcement action had been taken. The inspector concluded that all of the proposed works to the outside of the building were acceptable other than the proposed double doors in the western gable.
• 4.9 The appeals were largely allowed and the proposed works, some of which were retrospectively proposed, were permitted subject to a number of conditions which required the submission of further information and plans. There is no information online which confirms that this information was submitted or determined.

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 Justification for de-Registration
• 5.1 The building was Registered in 2007, partly for its historic interest but also for its architectural and landmark qualities. Since then, the building has changed significantly internally and externally to the point that we would submit, the architectural interest is no longer such that justifies the inclusion of the building on the Protected Buildings Register. We would submit that what now exists holds significantly less interest than it did in 2007 and the continuation of its Registered status is inappropriate, particularly considering the other buildings in the parish which are much less altered.
• 5.2 Whilst there has been work which has been carried out without the requisite permission, this has been retrospectively permitted. Notwithstanding this, as early as 2008 planning approval was granted for the substantial alteration of the building by adding two large wings on each side of the main core. This in principle upset the simplicity of the front facade, described in the Registration documents as “elegant and formal with a square symmetrical shape”, the building now much longer in its frontage and more rectanguloid in mass. The chimneys, as a result of the two side extensions, have lost part of their height and status appear less tall and have less impact on the building than they had standing tall on the lower edge of the two side hips. The two side annexes have also resulted in the loss of the painted windows in the eastern gable, noted especially in the Registration documents.
• 5.3 Whilst it was noted that “The front elevation has a much more fashionable stye than the rear”, the addition of the tall rear annex in the centre of the rear elevation has arguably resulted in the rear elevation becoming more fashionable that the rear, and the rear elevation has lost its simplicity and function. Whilst it is admirable that the previously approved developments have added interest to this rear elevation, it is undoubtedly contrary to one of the intrinsic characteristics of the original building as noted in the Registration documents.
• 5.4 The central dormer on the front pitch has reduced the simplicity of this element of the building and from within the rear garden, the dormer breaks the ridge line of the original house.
• 5.5 The house is entirely rendered and painted now, unlike its appearance on Registration and unifying the building, blurring the principal and rear frontages and the “mixture of slates, local round stones and red bricks” discernible on close inspection in 2007 are no longer apparent.

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

• 5.6 The rear single storey building has been removed. We understand that this would not have required planning approval as it was not attached to the building and even if it were, planning approval may well not have been required under Class 36 of the Town and Country Planning (Permitted Development) Order 2012 although as attached to a Registered Building it would have required RB Consent.
• 5.7 The building still retains a number of original internal features which were noted at the time of Registration.
• 5.8 The building still has landmark quality although we would submit that this is due to the mass and position of the building, rather than its architecture: any building of this size in this position would be visible from the surrounding St. Jude’s Road and the landmark quality is not restricted to this particular building. It is notable that even from these more distant vantage points, the additional mass on each side of the original historic core is easily visible, the mass of the building now clearly rectanguloid not square with the chimneys appearing as part of the roofing of the side wings rather than as a strong element of the original roof.

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

5.9 We believe that whilst previous planning officers have considered that the alterations the side wings, front dormer, rear extension - do not adversely affect the character of the building, the changes which have occurred over the past decade or so, largely with planning approval, have irrevocably changed the character and appearance of the building to the point that it has lost the special character that justified its Registration in 2007. A comparison of before and after below illustrates this:

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

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 It is particularly noted that whilst the two large wings, front dormer and rear three storey annex were considered to have no damaging effect on the Registered Building, a later proposal for roof lights and the introduction of a door were considered so harmful that those elements were refused. It is difficult to understand how the former changes which were considerably more significant and discernible from a distance, were acceptable but much more modern changes which would not have affected the landmark or public impact of the building, were dismissed as detrimental to the character of the Registered Building.
• 5.11 For all of the above reasons we would request that Ballaradcliffe House no longer represents the important historical and architectural building it once was at the time of Registration and that its inclusion in the Protected Buildings Register is no longer appropriate.

Sarah Corlett 04.09.24

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 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