Raby Beg Planning Statement

Planning Statement For The Erection Of A Dwelling To Replace Former Raby Beg, Arrasey Road, Glen Maye, Patrick Im5 3By

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

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1.0 Introduction
1.1 This site is an approved residential curtilage which relates to a previous and still extant planning application for the replacement of the original cottage on the site with a new dwelling. The original dwelling has been demolished and the site is now cleared.
1.2 At the time of the application, planning approval was not required for the demolition of the cottage although this has recently changed. As such, the demolition of the cottage would not constitute the commencement of that approved development. However, that application also included the erection of a machinery shed which has been erected and is on site. Notwithstanding all of the above, the most recent planning approval for the erection of the replacement dwelling and agricultural building remains valid until 29th March 2027 so remains capable of implementation.
1.3 The site sits on the rising land above and to the east of Glen Maye. Access into the site is from the Arrasey Road then via a sloping and winding driveway past the newly erected shed and down towards the site of the former dwelling. This area has been cleared and levelled (see above).
1.4 The site offers ﬁne views of the coast and Irish Sea:

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2.0 Planning policy

Isle of Man Planning Scheme (Development Plan) Order 1982

2.1 The only adopted land use development plan for this site is the 1982 Development Plan. Whilst Cabinet Ofﬁce commenced the preparation of an Area Plan which would eventually replace this document, along with the local plans which cover the north and west of the Island, the adopted draft plan which was put to Tynwald in October and November of this year failed to be approved. As such, the draft Area Plan for the North and West (APNW) has no material weight in the determination of planning applications.
2.2 The plan did however contain some useful factual baseline information about ecology and ﬂood risk, for example, which may be referred to for information.
2.3 The site lies within an area which is not designated for a particular purpose on the Isle of Man Planning Scheme (Development Plan) Order 1982 (see below). The original cottage is shown:
2.4 The 1982 Plan identiﬁes the site as being not designated for a particular purpose but outweigh the area of an area of High Landscape or Coastal Value and Scenic Signiﬁcance (the red diagonal lines) and Woodland which lie to the west. There are no other constraints shown on this plan applicable to the site.

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A cropped section of a topographical map showing the site location of 'Raby Beg' with surrounding roads, fields, and vegetation.

2.5 The draft Area Plan includes two plans which identify constraints - infrastructural (ﬂood risk, electricity cables, area of potential contamination of water supplies, etc) and environmental (Registered Trees, Conservation Areas, ecologically important areas, etc). On the Environmental Constraints map the site is identiﬁed as an area of ecological importance (orange stripes). There are no such designations on the Island Environment map. There are no infrastructural constraints shown on the appropriate map accompanying the draft Area Plan other than the route of existing overhead services which run down the southern side of part of the site.
2.6 The national ﬂood risk maps show the site as being at no risk of ﬂooding.

Isle of Man Strategic Plan 2016

2.7 This 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 Policy 1). Wildlife is generally protected (Environment Policies 4 and 7). General Policy 2 sets out general standards of development which all development should meet.
2.8 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.
2.9 This application proposes to replace a dwelling which formerly existed and whose replacement has already been permitted. The application proposes the erection of a different style of dwelling which is smaller in area than what has permission and which is still capable of being implemented.
2.10 As such, some of the Strategic Plan policies on the replacement of dwellings expressly those contained in Housing Policy 12, which would normally be applied to such an application, are no longer considered relevant in this case as the house to be replaced has been demolished.

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2.11 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. Of course, the application of the provisions of Housing Policy 14 here also needs to take account of the planning approvals which have already been granted on the site.
2.12 What has permission was not on the footprint of the original cottage although there was some slight overlap of the approved scheme of extensions of the original cottage. The approved dwelling reorientated the dwelling further from the embankment:

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A technical site plan showing the proposed replacement dwelling layout, boundaries, and topographical contours.

2.13 The approved dwelling had a ﬂoor area of over 500 sq m and a height of 10.05m. The building had two main elements linked by a ﬂat roofed section, was ﬁnished in stone, render and timber cladding and sat beneath a pitched roof. There were three ﬂoors of accommodation contained with the building which dd not accommodate any integral garaging. A separate garage was proposed as shown on the site plan above.
2.14 The design of the approved replacement dwelling was not in accordance with Planning Circular 3/91 and as such is taken as “modern” or “innovative” as referred to in HP14:
2.15 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

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The image displays four architectural elevation drawings (North West, North East, South East, South West) of a proposed replacement dwelling. It details the facade design, materials, and layout of the new house and as... — The image displays four architectural elevation drawings (North West, North East, South East, South West) of a proposed replacement dwelling. It details the facade design, materials, and layout of the new house and associated garage structure.

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.

2.16 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.
2.17 The site is not within a Conservation Area nor is the existing building Registered, nor are any buildings nearby.

Landscape Character Assessment

2.18 The Isle of Man Planning Scheme (Development Plan) Order 1982 includes areas of High Landscape Value and Scenic Signiﬁcance which were to be replaced by a different approach to landscape evaluation. The Department commissioned the Landscape Character Assessment in 2008 whose ﬁndings have been incorporated into the various area plans which have been adopted. There is no adopted Area Plan for this site and as such, the detailed ﬁndings of the Assessment have no weight although they are of interest and may provide assistance in the assessment of a development on landscape character. The full excerpt from the Assessment as it applies to this site is set out in Appendix Two. The conclusion is set out below:

The overall strategy for the area should be to conserve and enhance the character, quality and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquillity and remoteness and its wealth of cultural heritage features.

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3.0 Planning history
3.1 Planning approval was sought and granted for the extension of the existing dwelling under 16/00070/B.
3.2 This added considerably to the original footprint which is shown in heavier shading above.

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This image displays a black and white architectural floor plan of a proposed residential dwelling, showing the internal layout of rooms and walls. An arrow points towards the structure, likely indicating orientation o... — This image displays a black and white architectural floor plan of a proposed residential dwelling, showing the internal layout of rooms and walls. An arrow points towards the structure, likely indicating orientation or a specific feature.

3.3 Subsequent to this, a further application was submitted for the replacement of the dwelling. 22/00827/B proposed a larger building than what had permission and was, as is noted above, a modern structure which was reorientated on the site.
3.4 This met with a recommendation for refusal by the planning ofﬁcer but the application was permitted by the Planning Committee. This application included the erection of an agricultural building which has been constructed. This, in our view, has triggered the commencement of the approved development which remains capable of completion, noting also that the approval does not expire for over a year.

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4.0 THE PROPOSAL
4.1 Proposed is the erection of a new dwelling to replace the original cottage and amending what already has approval under 22/00827/B.
4.2 The ﬂoor area of the house is 453 sq m - less than that previously permitted. The dwelling will be 6.7m high and accommodating 2 storeys - some 3.35m lower than the previously approved scheme.
4.3 As with the previous scheme, the dwelling will feature stone and dark coloured render but no cladding which was one of the causes of concern for the planning ofﬁcer in the previous case.
4.4 The dwelling will be ﬂat roofed and compact in arrangement, to sit comfortably within the natural hillside which surrounds it.
4.5 Like the previous scheme, there will be separate garaging in the form of a triple garage which has a ﬂoor of accommodation above to provide additional storage and recreation space for the occupants of the property. This will be tucked into the hillside to the rear of the house. It will be styled to match the main house in terms of being a simple ﬂat roofed structure but with the front ﬁnished entirely in stone to sit comfortably as part of the hillside which rises behind it. Two alternative front elevations are proposed to provide the option of the inclusion of a horizontal band separating ground and ﬁrst ﬂoors.
4.6 The structure will be highly insulated with solar panels, heat pump, double glazing throughout and with wood burning stoves which meet current requirements for emissions and carbon footprint. The garage will accommodate electric vehicle charging facilities as well as providing secure storage for bicycles.
4.7 Also proposed is the installation of solar panels on the approved and existing agricultural building although this is now Permitted Development and does not require planning approval (Class 49).
4.8 A small, domestic greenhouse is to be erected to the south east of the house and to the side (south west) of the proposed garage.

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5.0 ASSESSMENT
5.1 The proposal will redevelop the site of this former dwelling with a modern building which follows the contemporary design approach of the extant planning approval but with a smaller footprint, a lower building and simpler building form.
5.2 The location of the proposed dwelling, greenhouse and garage relative to the surrounding rising land will enable the new buildings to sit unobtrusively within the hillside and whilst the approved and constructed shed is visible from the south, the proposed domestic buildings will sit lower and be shielded from view by the existing topography.
5.3 We would submit that the scheme now proposed will have less of an impact than would the approved redevelopment scheme which remains capable of implementation. It satisﬁes the criteria of Housing Policy 14 in terms of its size and impact relative to both approved schemes - that for the replacement of the house and that for the sizeable extension thereof.
5.4 The proposal will result in a single dwelling within the approved residential curtilage as has previously existed and been approved on site. The colour and material palette will reduce the impact of the proposed buildings with the principal living accommodation (lounge) within the house beneﬁting from a south south westerly orientation and also having a view and aspect over the garden and towards the south east albeit towards the existing rising land.
5.5 Space is available for the parking of a number of vehicles both within and outside of the proposed garage which also provides space for the storage of bicycles and the charging of electric vehicles.
5.6 We believe that the proposal accords with Housing Policy 14 and what it is trying to achieve with the erection of a well designed contemporary home which would have a reduced impact compared with what has approval and which supports the Landscape Character Assessment in conserving and enhancing the character, quality and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquillity and remoteness and its wealth of cultural heritage features. As such it will protect the countryside in accordance with Environment Policy 1 and support the Government’s objectives towards addressing Climate Change in creating a highly insulated property with facilities for electric vehicle charging and bicycle

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storage to promote all forms of transportation to and from the site and with renewable energy installations proposed on the existing agricultural building.

Sarah Corlett 5th January, 2026

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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 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

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(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

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(d) development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species.

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:

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(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.

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APPENDIX TWO Excerpt from the Landscape Character Assessment 2008 A2 – SOUTHERN UPLANDS Key Characteristics

• Smooth rounded peaks.
• Expansive open moorland.
• Steep sided narrow upland valleys.
• Large coniferous plantations with abrupt edges
• Abandoned ﬁelds, archaeological sites, historic features and traces of former and contemporary mining and quarrying activities.
• Largely devoid of settlements (villages, hamlets) but has scattered isolated whitewashed farms.
• Telecommunications masts form prominent landmark on smooth skyline near Carnagrie and on the western side of South Barrule.
• Numerous A-roads cut across the area with no delineation other than the odd stone wall or post and wire fence.
• Extensive open views out to sea and over whole Island.
• Smooth and uninterrupted skyline.
• Tranquil and remote character away from the roads.
• Extensive and panoramic views of surrounding peaks, over the southern part of the Island and down to dramatic coastal cliffs.

Overall Character Description Smooth rounded summits, such as South Barrule, slope down to the steep coastal cliffs in the west and numerous steep sided upland glens ﬂow down the southern slopes to the southern lowlands. Numerous large coniferous plantations with abrupt edges such as the ones at Stoney Mountain and Corlea cover large areas of the upland slopes, but leave the higher summits clear with panoramic views out to sea and across the Island.

Expansive wind swept areas of open moorland vegetation including heather, rough grasses and rough grazing. These give way to areas of exposed rock, bracken and patches of gorse on the steeper lower peripheral slopes that adjoin the Incised Inland Slopes Landscape Character Type to the south. Historic ﬁeld patterns are visible in remnant form around places like Lower Scard and the Lagg River, where the mountain sod hedges have been

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abandoned and overgrown. Numerous small steeply sided burns cut through the area with low native scrub growing in the shelter offered by the deep ravines. Isolated white-washed hill farms and outhouses surrounded by trees are scattered on the lower slopes in areas such as on the slopes above Foxdale and on the lower upland slopes north of Port Erin around East Braada. These are accessible by numerous stone wall lined roads and numerous green lanes with occasional post and wire fencing. These lanes attract numerous recreational users.

Cairns, Sheilings, abandoned farms, areas of peat cutting, disused mines (Cross Vein, Dixon Vein) and quarries show the former land uses that once took place in this area, with quarries such as Barrule Beg still in use. Other signs of human activity in the area include the telecommunications masts at Carnagrie and the Global seismology mast on the western side of South Barrule. There is a strong sense of tranquillity and a remote uniﬁed character in this area due to the sparsity of visible evidence of human presence, with the notable exception of the telecommunications masts and roads. The skyline is smooth and uninterrupted and large in scale.

Key Views

• Open and expansive panoramic views out to sea and over the southern portion of the Island.
• Distant views in some areas enclosed by the surrounding peaks.

Historic Features

• Numerous small cairns
• Remains of the ‘Mountain Hedge’
• Mounded circular earth works of former hill fort on summit of South Barrule
• Dixon Vein and Cross Vein Mine (Snuff the Wind) disused mine with prominent masonry chimneys.
• Various disused quarries
• Intack farms

Ecological Features

• Moorland habitats
• Blanket bogs and areas of peat
• Small burns with riparian habitats and small aquatic species
• Rough grassland habitats

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• Marginal farmland habitats
• Bird Sanctuary

Evaluation of Inherent Landscape Sensitivities

• Sense of tranquillity and remoteness
• Open and exposed moorland.
• Smooth predominantly uninterrupted skyline.
• Extensive and panoramic views across the dramatic coastal cliffs.
• Sites of archaeological importance.
• Ecologically sensitive moorland ecosystem.
• Visible cultural heritage in the form of Sheilings, Standing Stones, ‘Intack’ farms and abandoned mines within the wider landscape setting.
• Sparse settlement in the form of isolated farms.

Landscape Strategy The overall strategy for the area should be to conserve and enhance the character, quality and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquillity and remoteness and its wealth of cultural heritage features.

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Raby Beg Planning Statement

Source & Provenance