**Document:** APL Planning Statement
**Application:** 24/00299/CON — Registered Building consent for demolition elements to 24/00298/B
**Decision:** Permitted
**Decision Date:** 2024-07-10
**Parish:** Braddan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/32264-braddan-eastfield-mansion-house-demolition/documents/1060168

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# APL Planning Statement

## Planning Statement In Support Of The Demolition Of Former Eastfield Care Home And Its Replacement With 5 Dwellings With Alterations To Access And Drainage, Eastfield, Douglas Im1 4Au

![A photograph showing a large, two-story yellow building with boarded-up ground floor openings and rubble in the foreground, indicating demolition work.](https://images.planningportal.im/2024/03/7068790.jpg)

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

Company Registration 134325C

- 1.0 Introduction
- 1.1 The site is approximately 1400sq m of land which occupies the north western corner of Eastfield, a form of urban square formed on two sides by Eastfield and the other two by Brighton Terrace to the south east and Mount Bradda to the north east with allotment gardens in the centre.
- 1.2 Eastfield is open to two way vehicular traffic with on street parking in front of the properties which sit to the north and west. The properties forming the north western side of the square are relatively uniform, level and all two storey with a variety of dormers serving additional accommodation in the roofspaces. These properties have small front gardens with railings and some of the dwellings have lean-to pitched front open porches. More modern dwellings were inserted at the south western end which were significantly altered very recently (see Planning History).
- 1.3 The junction of the north western terrace with the south western side of the square was marked by Eastfield Mansion House - a large building which in its later life from the mid 1980s provided a care home for the elderly but most recently had permission for conversion back to a single dwelling. This building had a significant garden to the south.
- 1.4 The terrace of dwellings to the south west of the square are quite different to those on the other sides of the square, with a stepped arrangement, painted decorations on the projecting two storey gables and a pebble dashed finish with a modern garage attached to the highest dwelling next to Eastfield Mansion House.
- 1.5 The buildings on the other sides of the square are different again with Brighton Terrace having three storey dwellings with pitched roofed gable features on the front elevations and part of the terrace having simple angled bays with slated roofs with painted bands around the windows whilst the other part closer to Rosemount, having castellated topped single storey, angled bay windows and concrete mouldings around the windows.
- 1.6 Mount Bradda has a variety of buildings with Rose Lodge and more modern garages on its south eastern corner with a terrace of partly stepped houses with concrete mouldings, den tilled cornicing and pitched roofed dormers with the single storey angled bays found on Brighton Terrace.
- 1.7 The site itself is presently unoccupied. The dwelling occupies some of the site with a hard surfaced area at the side and rear and lawned and treed garden in front.
- 1.8 There is a rear lane which exits onto Mount Bradda.
- 1.9 The existing building is 7m high to the eaves and 10.8m to the ridge and has a basic footprint of approximately 18m by 14m.. The rear elevation has four windows in the second storey serving a

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

Company Registration 134325C

stairwell, a hallway, bedroom and en-suite bathroom in the link section; three windows in the first floor serving a bedroom, hall and en-suite bathroom in the link and a bathroom in the original building: there are only four windows in the original Eastfield building.

1.10 Eastfield formerly had a modern annex to the east which was approved for demolition and was recently demolished: the two photographs below show the site prior to this demolition:

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

Company Registration 134325C

![A photograph showing the exterior of a large, cream-colored detached house with a conservatory extension on the left side and garden landscaping in the foreground.](https://images.planningportal.im/2024/03/7068793.jpg)

![A photograph showing the exterior of a weathered white building with a boarded-up lower section and a 'Staff Only' sign.](https://images.planningportal.im/2024/03/7068794.jpg)

## 1.11 These photographs show the property post demolition and in its current state:

![A photograph showing a yellow building with boarded-up lower sections and construction debris on the ground, indicating demolition work.](https://images.planningportal.im/2024/03/7068796.jpg)

![A photograph of a dilapidated, white-washed building with peeling paint and exposed sections, likely undergoing partial demolition or in a state of disrepair.](https://images.planningportal.im/2024/03/7068797.jpg)

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

Company Registration 134325C

1.12 There are two single storey properties which are linked by attached garages and which front Hawarden Avenue and which back onto the rear lane at the rear of the site, sitting slightly higher. The existing building is approximately 16.8m from the rear of Emsford and 16m from number 43 (shown as Kione Vradda on the base mapping) although the upper floor windows are further away at approximately 20m.

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

Company Registration 134325C

![A photograph of a residential backyard undergoing work, featuring a cement mixer and building materials on a paved area next to a block boundary wall.](https://images.planningportal.im/2024/03/7068799.jpg)

![A photograph showing a building exterior undergoing demolition work, with scaffolding leaning against the wall and the lower section partially stripped.](https://images.planningportal.im/2024/03/7068800.jpg)

- 1.13 The properties in Eastfield which back onto the rear lane have various windows looking directly across the lane (below top) whereas the Hawarden Avenue terraced properties backing onto the lane have their windows in the side of their rear outriggers and blank walls abutting the lane (below bottom).
- 1.14 Number 43 has a garage immediately to the rear of the property and a thick conifer hedge between it and the rear garden of that property. Emsford has no such boundary treatment other than a masonry, dashed wall.
- 1.15 The building is 20m from the nearest point of the closest property in Westbourne Drive (number

24) and 24m from the main rear elevation of that property. The boundary along the lane is currently a thick conifer hedge supplemented by taller trees.

- 1.16 The existing building on the site is visible from Westmoreland Road albeit physically separate from the rest of Eastfield due to the western terrace of the square.

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

Company Registration 134325C

![A photograph showing a grassy slope with construction materials in the foreground, a tall block retaining wall, and residential buildings in the background.](https://images.planningportal.im/2024/03/7068802.jpg)

- 2.0 Planning policy
- 2.1 The site is designated on the Area Plan for the East as Predominantly Residential which also includes the allotments. On the Community Constraints Map 1c the care home is identified.
- 2.2 The site also lies within the Woodbourne Road Conservation Area, adopted in 2003. There is an Appraisal which accompanies this.

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

Company Registration 134325C

![A location map showing the site area within the Braddan parish, highlighting surrounding streets like Ballacrye Road and property boundaries.](https://images.planningportal.im/2024/03/7068804.png)

![A site plan map showing a residential area with pink shading highlighting a specific plot or development zone.](https://images.planningportal.im/2024/03/7068805.png)

- 2.3 The Appraisal refers to “the vast majority of properties within the Conservation Area benefit from small, private gardens for the full width of their frontage: this serves to provide a sense of separation and privacy from busy thoroughfares.” The Appraisal specifically refers to Eastfield as follows:
- 3.24 The area of Eastfield, Mount Bradda, Brighton Terrace and Westmount correspond to that shown on a plan dated 1851 prepared by George Raby, Architect and Surveyor and titled ‘Plan of Building Ground situate at Rosemount’. The area was part of the Joyner estate and the plan shows a layout totalling 53 dwellings. Fourteen were built and form what is now known as Eastfield but the remainder were not build in their original form. The 1869 Ordnance Survey Maps shows the present street pattern with central gardens and with Eastfield House and Rose Lodge occupying corner positions at the east and west side of the ‘square’. The terrace known as Eastfield was an early approach to Town Planning in that covenants were incorporated into deed of sale in an endeavour to control the design of properties and the retention of open space. The evolution of the remaining properties fronting onto the gardens happened predominantly in the 1880s and resulted in an interesting and lively mix of architecture. The retention of the private allotment gardens is a survivor of the original plan.”

- 2.4 The appraisal notes negative features as including reversible features such as plastic framed windows, the removal of railings, application of pebble dash, loss of decorative mouldings and uncomplimentary colour schemes.
- 2.5 The 1867 Ordnance Survey map shows the area like this:

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

Company Registration 134325C

![A black and white historical map extract showing building outlines, property boundaries, and labels such as 'Eastfield' and 'Rose Lodge'.](https://images.planningportal.im/2024/03/7068807.png)

- 2.6 Development within a Conservation Area is expected to preserve or enhance the character or appearance of the Conservation Area as stated in Strategic Policy 4, Environment Policy 35 and Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man and where the special character of the Area must be taken into account. Demolition of properties within a Conservation Area is presumed against where the building is considered to contribute positively to the character or appearance of the area (Environment Policy 39 and Planning Policy Statement 1/01 Conservation of the Historic Environment of the Isle of Man). Registered Building consent is required for the demolition of a building within a Conservation Area.
- 2.7 There is no indication of any part of the site being at risk of flooding on the national flood risk maps.
- 2.8 There are no Registered Trees or Registered Tree Groups within the site.
- 2.9 Due to the land use designation of the site, the principle of residential development would be acceptable here, particularly due to its sustainable location close to the town centre, public transport network and employment, shops and services, in accordance with the Strategic Aim, Strategic Policies 2 and 10, Housing Policy 4, Transport Policy 1.
- 2.10 Car parking must be provided in accordance with the standards in the Strategic Plan (see Appendix One) - one parking space per single bed unit and two spaces for anything larger.
- 2.11 New development must be of an appropriate style, design and finish (Strategic Policies 3, 4 and 5 and General Policy 2).
- 2.12 Whilst the full force of the Climate Change Act 2021 has not been brought into effect, development is now expected to demonstrate how it addresses Climate Change (Residential Design Guide and in certain cases, Energy Policy 5) and result in biodiversity net gain. This is particularly important where trees or habitat is being lost as a result of the proposed development. Addressing Climate Change is also dealt with in the increasing standards within the Building Regulations.
- 2.13 Existing trees and landscape features are expected to be retained where possible (General Policy 2 and Environment Policy 3).

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com 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 these applications:

- 86/00609/A - approval in principle for conversion of premises into residential home for the elderly and incorporation into Eastfield House, 14, Eastfield - permitted
- 87/00782/B - conversion to residential home for the elderly, extension to kitchen and link corridor, 14, Eastfield and Eastfield House - permitted 06/00605/B - re-roofing of building with slate - permitted 92/00095/B - alterations and extensions and construction of 35 bed nursing wing - refused 92/01197/B - alterations, first floor extension and construction of nursing wing, Eastfield Residential Home - approved on appeal 97/00567/B - erection of replacement porch and installation of uPVC windows, Eastfield Mansion House - permitted 99/01614/A - approval in principle for 4 apartment building - refused at appeal 20/00281/B and 20/00280/CON - conversion of former care home to residential dwelling - permitted

- 3.2 These applications have been approved for 14, Eastfield:

20/00534/B and 20/00535/CON - conversion of part of former care home to a dwelling - permitted.

- 3.3 The most recent and significant applications for the application site include 22/01326/CON which sought Registered Building Consent for the demolition of all of the buildings on site. This application was refused for the following reasons:

- 1. The application fails the tests of Section 16 of the Town and Country Planning Act 1999 as the proposals would fail to preserve the building and the features of special architectural and historic interest which it possesses.
- 2. The application fails the tests of Section 18 of the Town and Country Planning Act 1999 by removing a building which makes a positive contribution to the character of the Douglas (Woodbourne Road) Conservation Area, thereby failing to preserve or enhance the conservation area's character.
- 3. The application fails the tests of Strategic Policy 4 of the IOM Strategic Plan 2016 as the proposals would fail to protect or enhance the fabric of the conservation area.
- 4. The proposals include removing a building which makes a positive contribution to the character of the area, and therefore the application fails the tests of Environment Policy

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

Company Registration 134325C

35 of the IOM Strategic Plan 2016 as it would fail to preserve or enhance the character of the conservation area.

5. The application fails the tests of Environment Policy 39 of the IOM Strategic Plan 2016 as the proposals would not retain a building which makes a positive contribution to the character of the Conservation Area.

3.4 The Planning Officer’s report includes the following at paragraph 6.4:

- o Firstly, the condition of the building. A structural report has been submitted with the application. Whilst this notes various issues regarding the condition of the existing structure, the report states that elements require replacement and does not at any point recommend demolition of the building. It is not judged that the building's condition is sufficient reason to justify demolition.
- o Secondly, the cost of repairing and maintaining it in relation to its importance. The property had most recently been used as a care home, until 2017. In 2020 approval was granted to return the building to a single dwelling. Some information has been provided within the submitted Built Heritage Statement (on page 31) regarding the cost of various
- options for the building and site. Clearly there would be a financial cost to renovating the building. However, given that the building is one of the oldest surviving in the area and is acknowledged to have historic and architectural interest, the cost of repair and maintenance is not judged sufficient in its own right to justify demolition. Clearly, adequate periodic maintenance and repair of the building as required during its lifetime would have resulted in a much reduced cost to any renovation now required.
- o Thirdly, the adequacy of efforts to retain the building in use. It is clear from the submitted Structural Report that almost no effort has been made since 2017 to address the issues with the building that now exist. Although approval was granted in 2020 to return Eastfield House to a single dwelling, it appears that very little (if any) of the works approved have been undertaken.
- o Finally, the merits of alternative proposals for the site. The Built Heritage Statement submitted with the application describes an alternative proposal to construct five dwellings on the site. However, no application has been submitted to propose the site's redevelopment. This application is solely for the demolition of all the buildings on the site. The merits of any alternative proposals cannot therefore be adequately assessed, as none have been applied for. In terms of applications currently lodged or previously

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

Company Registration 134325C

### approved, all that would result from the demolition of all the buildings on the site is a vacant site in the conservation area.

![Architectural drawing sheet displaying ground, first, and second-floor plans alongside front, rear, and side elevations of a terraced residential development.](https://images.planningportal.im/2024/03/7068812.png)

- 3.5 Following this refusal, the applicant sought planning and Registered Building Consent for the demolition of the existing building showing the details of what might replace it, attempting to address the reasons for refusal of the previous application. These applications, 23/00526/B and 23/00527/ CON proposed the following redevelopment:
- 3.6 These applications were refused by the Planning Committee for the following reasons:

## 1. The demolition of the Eastfield Mansion house which is judged to contribute to the character and appearance of the Woodbourne Road Conservation Area is considered to be unacceptable as the application has not demonstrated that all reasonable efforts have been made to preserve the building nor provided sufficient justification for its total loss. Therefore, it is considered that the

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

Company Registration 134325C

proposals would fail to preserve or enhance the character or appearance of the conservation area and are contrary to Section 16 (3) and Section 18 (4) of the Town and Country Planning Act (1999), Environment Policies 35 and 39, Strategic Policy 4 (a), and Paragraph 7.32 of the Isle of Man Strategic Plan 2016; policies RB/6, CA/2 and CA/6 of PPS1/01, and Urban Environment Proposal 3 and 4 of the Area Plan for the East. Accordingly, it is recommended that the proposals be refused on these grounds.

- 2. The proposed first and second floor windows on the rear (north) elevation of the proposed terrace dwellings, by virtue of their proximity to the neighbouring dwelling and boundary, and height above the ground level, would result in unacceptable levels of actual and perceived overlooking from the proposal site into Emsdale,' Hawarden Avenue, Douglas, to the detriment of their residential amenity. In this respect, the proposed development is considered to be unacceptable when assessed against General Policy 2 (g) and the principles promoted by the Residential Design Guide 2021.
- 3. Whilst it is noted that the proposed terrace has been designed to bear some traditional features, it is not considered that the design, form and appearance of the proposed dwellings would serve to preserve and enhance the character and appearance of the site and Conservation area as an appropriate replacement, given that it is not truly traditional, and fails to integrate a number of the key features on the existing terraces around the allotments that serve to define the character of this part of the Woodbourne Road Conservation Area. The scheme is, therefore, considered to fail the requirements of Environment Policy 35 and Policy CA/2 of Planning Circular 1/01.

3.7 Whilst the reason for refusal includes an objection to the loss of the building (reason 1) the Minutes for the Planning Committee meeting of 16th October, 2023 states the following and makes no reference to concerns about the loss of the building:

The members expressed that the site visit was beneficial in that it enabled them to have first-hand experience of the condition of the existing building. They noted the difficulties inherent in building in a Conservation Area , but expressed that the proposal did not sufficiently reflect existing features and architectural styles evident in the nearby terraces in the Conservation Area.

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

Company Registration 134325C

The representative for the applicant stated that they felt that their architect had referenced 14 of the 17 architectural styles and details identified within the existing streetscape, and was confident the proposed scheme adequately reflected these. He further confirmed that the DEFA Arboricultural Officer was content with the proposed, and that the objectors’ main concerns were over parking provision, which he felt had been adequately provided within the proposed scheme.

Overall, Members expressed that the design needed significant improvement and should either more closely reflect the existing building and streetscene or be of a more modern innovative design, together with retaining existing trees and greenery.

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

Company Registration 134325C

- 4.0 The proposal
- 4.1 Following the refusal of the latest application, the applicant engaged in very helpful discussion with the Department. The scheme has been amended in respect of the following elements:

- A. The garaging is no longer proposed and the parking is in the form of parking spaces within the site
- B. The design of the replacement building has been amended to now incorporate angled bays and pitched roofed dormers to more closely replicate what exists in the vicinity of the site
- C. The rear elevation has been amended to remove the first and second floor rear projections previously shown such that there is 20m between the upper floors windows and the nearest windows of the bungalows to the rear.
- D. The reduction in the number of windows in the rear elevation from 26 to five windows in the second floor (serving bedrooms) and ten in the first floor (serving bedrooms and en-suites)
- E. Introduction of a new 2.4m high laurel hedge on the rear boundary to prevent overlooking from the second floor windows of the rear elevation (noting that these rooms are bedrooms)

- 4.2 The proposed building has a basic footprint of 31m by 12.6m with a less deep section adjacent to but not physically linking the proposal to 14, Eastfield. The building will be 16.7m from Emsford and 17m from number 43 at ground floor level and 20m from these properties at first and second floor levels. The building will be 12.5m to the nearest point of 24, Westbourne Drive and almost 17m to the main rear elevation of that property. There are no windows in the side elevation of the proposed building.
- 4.3 The proposed building will be 7m to the eaves and 10.2m to the ridge. The rear elevation will accommodate three floors of windows with the ground floor having large bifold doors.
- 4.4 The development will continue the rhythm of the existing terrace to the north west through the incorporation of two storey angled bays, rendered walling and vertically proportioned windows. Each dwelling will have private amenity space at the rear and access to the refuse collection area in the adjacent lane so that refuse bins may be kept in the rear area. A Design Statement is included with the application which provides further details of the design evolution.
- 4.5 Parking is to be provided in the form of ten parking spaces within a new hard surfaced area with a manoeuvring space provided with reinforced grass. Cycle storage sheds are to be provided in the rear gardens.

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

Company Registration 134325C

- 4.6 The access is to be amended to remove the existing pillars which are cracked and failing and introducing a wider entrance and new walling which curves in front of the existing large trees which are to be retained. An arboricultural assessment is included and measures to demonstrate appropriate protection of the trees on site which are to be retained.
- 4.7 The proposed building will incorporate increased thermal and energy efficiency and details of how this will be achieved are set out in the Design and Access Statement. This includes the installation of solar panels on the front facing roofing which, if it is felt to unacceptably compromise the character and appearance of the Conservation Area could be omitted although this will undermine the energy efficiency and sustainability of the project.
- 4.8 As the proposal involves the demolition of a building within a Conservation Area and particularly given the reasons for refusal in the previous application, information has been provided to assess the value of the existing building. The application includes a Built Heritage Statement prepared by Pegasus Group, the same one that was submitted with the previous applications. Whilst the author is not a local agency, the writer of the Assessment, Claire Gayle, has previous experience with development in the Island’s historic environment, including both Conservation Areas and Registered Buildings. Successful projects include the appeal for a new sea wall along the Harris Promenade, in the Promenades Conservation Area in Douglas on behalf of Department of Infrastructure, and a representation in respect of the Registering of a historic farmstead in St Mark’s on behalf of the owner.
- 4.9 The property’s last use was as a care home and the layout reflects this although it is some time since the property was actively used with the fabric showing signs of this recent inactivity and a general lack of maintenance and repair and where there have been modern interventions. Photographs are included in Appendix Three.
- 4.10 The Built Heritage Statement, prepared after a site visit to the property on 7th September, 2022 describes the history of the building, its architecture, condition, layout and assesses the positive and negative aspects of the building as it currently exists. It also comments on the use of the building and the potential impact of redevelopment.

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

Company Registration 134325C

- 5.0 Assessment
- 5.1 There is a presumption against the demolition of any building within a Conservation Area which is considered to contribute positively to the character or appearance of the area. In three previous applications the building was considered to contribute positively to the character or appearance of the area and the demolition refused although, as noted above, the minutes of the planning committee meeting which considered the most recent two applications do not mention the members’ objection to the loss of the building, only concerns about what would replace it.
- 5.2 The existing building in its original form would not have been unattractive but it is a matter of fact that it has been altered: there are new additions at the rear as well as the side portico having been altered and the front porch is also a new addition. It is not disputed that the building is one of the oldest in the square and it is fully accepted that there will be an element of negativity in principle from the demolition of this building.
- 5.3 However we would suggest that the overall impact from the demolition and replacement of the building as proposed would be positive in terms of the visual impact and the energy efficiency of the new building as well as providing high quality living accommodation in the Island’s principal settlement and a highly sustainable location and also that there are critical issues which will prevent the practical retention, re-use and refurbishment of what exists.
- 5.4 Impact of demolition and redevelopment

- 5.4.1 The Strategic Plan and Planning Policy Statement policies on demolition within Conservation Areas are clear that buildings of merit should not be lost. The contribution that the existing building makes therefore needs to be considered.
- 5.4.2 The modern link between Eastfield and number 14 was not considered to be a positive element, although that has since been removed and the house now sits as a detached building on the site. Neither is the later porch/conservatory on the front considered of architectural or historic interest. The portico on the side has been altered. The rear accommodates a range of extensions, none of which is original or attractive. Whilst these elements are capable of being rectified through alteration or removal, there is a financial cost to that which we believe makes such work unviable and unlikely to be undertaken. Planning approval has been granted for such a scheme although the fact it has not been implemented and the lack of a sale are perhaps testament to the lack of financial viability of that proposal.
- 5.4.3 Eastfield was originally a detached building and was never designed to be part of the terrace which arrived later. What is proposed will maintain the current detached nature of the building which would not have been achieved with the approved scheme for conversion to a single dwelling (20/00208/B).

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

Company Registration 134325C

- 5.4.4 What is proposed will not replicate the existing terrace to the north east but will continue the important rhythm established by it and will incorporate the angled bay feature present on number 14, marking a transition from the rest of the terrace to this important building. The existing building has large areas of hard surfacing which will be transformed into private grassed living space (the rear gardens) and with the introduction of new planting immediately in front of the new building which is the most publicly visible element on the site.
- 5.4.5 Whilst the loss of Eastfield will result in the loss of one of the oldest buildings in the square, its character, we would suggest was diminished with the various additions and its link to the rest of the terrace and the overall impact from redevelopment as proposed would be a positive one on the character and appearance of the Conservation Area.

## 5.5 Justification for the demolition of the building

- 5.5.1 Setting aside the above, the building is in a very poor state of repair and has a complicated and dated layout with some of the rooms of insufficient ceiling height for occupation and the stairs of inappropriately steep incline and narrow width to meet modern standards. The lack of maintenance which is criticised in the planning officer’s report into the most recent application is not the fault of the current owner who purchased the site as it currently stands and has had continuing issues of vandalism since the purchase. The Planning Committee members have now had the benefit of seeing this for themselves.
- 5.5.2 Internally we would suggest that whilst there are some original features, most have been lost or significantly altered and overall does not have sufficient historic or architectural interest to warrant preservation.
- 5.5.3 The refurbishment of the property as approved would result in a building which in our would not be either desirable or a commercially attractive option in this location. This was tested with a local estate agent who was approached and advised on 14th February, 2024 that a detached property on this site would theoretically be worth £1m but potential buyers - and they suggest there would be low demand for such a property - would expect better access, less overlooking and more privacy. He also advised that buyers are now more economically and environmentally conscious and large period homes are less desirable if not fitted with some eco tech features. He goes on to say that the development of five 4 bed houses would be supported by the current local market as there is a lack of supply of family homes in Douglas in the region of £400-600k. The information is contained in the viability report and correspondence accompanying the application. The Heritage report also explains that conversion of the building to a number of apartments was also considered but the internal layout does not lend itself to such a use without significant alteration and demolition and this too was considered unviable.

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

Company Registration 134325C

5.5.4 It is our view that the refurbishment of the building is not financially viable and that if proposals for demolition and rebuilding are not accepted that the building will continue to deteriorate, contributing even less to the Conservation Area. The applicant provides financial information relating to the financial viability of two different renovation schemes to a single dwelling (which is not recommended as being commercially desirable as stated above) and neither scheme can result in any profit, even were the finished product to be something which people would wish to acquire.

- 5.5.6 The Structural Engineer’s report which accompanies this application explains that the condition of the load bearing elements in the existing building is poor and the majority need replacement. The roof, load bearing stud work walls and majority of timber floors require replacement. Retention of the external masonry walls will require propping and temporary works to facilitate their retention. The potential for movement of the retained random rubble masonry walls during the construction period is considered to be hazardous. Remedial works to ensure the future stability of the building would result in extensive reconstruction of existing features due to the installation of the temporary supporting features. The retention of the existing masonry walls is not considered to be the safest solution to facilitate the re-use of the site. They conclude that taking all this into account, the retention and reuse of the existing building is not economically viable and that the retention of the existing building would only be possible through the replacement of the majority of the components of the current building and therefore the ‘retained building’ would actually in practice be a new structure.
- 5.5.7 It is very important to consider carefully what the renovation of the property would actually mean on site and the Structural Engineer’s report is clear that in order to renovate the property to modern standards, very little of the front facade would remain. As such, the “renovation” of the existing building would result in pretty much a new building.
- 5.5.8 Whilst planning approval was granted for the conversion of the building to a dwelling, the permission was not implemented and the site sold, perhaps as a result of the lack of viability of this proposal and the applicant’s (and others’) unwillingness to carry it through.
- 5.5.9 Finally, we note that in the previous applications the Isle of Man Victorian Society wrote in providing details of the history of the site but concluding that “The house has been much altered over the years and is certainly not the best example of George Raby’s house design extant. We have no objection to its proposed demolition.” Isle of Man Natural History and Antiquarian Society commented similarly, stating, “Whilst this building may not be a particularly excellent example of Victorian architecture and so its demolition not to be objected to, none the less, the Society would like to request that the new-build should be in keeping with the character and scale of other houses in the neighbourhood.” Both groups had issues with the building which those applications proposed to erect in its place.

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

Company Registration 134325C

- 5.5.10 We would submit that the views of these two specialist groups are important and furthermore, that it is not common for them to raise no issue with the demolition of a building within a Conservation Area.

- 5.6 Access

5.6.1 The proposed development will change the nature of the use of the site and in recognition of the limited amount of on street parking and the lack of on site parking for many of the adjacent properties, provision is made within the scheme for parking including garaged spaces for four of the units.

- 5.6.2 The proposal retains the frontage trees and boundary treatment which will help to screen the hard surfacing and parked vehicles and reduce the view of the garage although this will not be unattractive. Visibility is available at the entrance in both directions as shown below although the scheme involves the removal of the pillars which will improve the visibility and width of driveway. It should be remembered however that the latest use of the building was as a care home where there were visitors and staff who would be using the entrance and requiring parking spaces within the site.
- 5.6.3 Adequate bin storage and access to collection facilities is included for each of the dwellings and the site has available to it all the required services.

- 5.7 Impact on neighbours

- 5.7.1 The development will introduce a new, larger building which is slightly further away from the properties on Hawarden Avenue but closer to those in Westbourne Drive although there are to be no windows in the side elevation facing these properties.

5.7.2 There were no objections from the officer or the planning committee to the previous application in respect of any adjacent properties other than the two bungalows to the rear. There were only two local objections to the previous applications and those both related to parking issues.

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

Company Registration 134325C

![A street-level photograph showing a paved road leading uphill towards a row of terraced houses, with a white wall in the immediate foreground.](https://images.planningportal.im/2024/03/7068821.jpg)

- 5.7.3 The proposal aims to replicate the mass and form of the terrace alongside which it will sit. Whilst it would be possible to have a replacement building which is lower and smaller, this would have an adverse impact on the character and appearance of the square which is within a Conservation Area and where development is obliged to preserve or enhance its character and appearance. The most sensitive arrangement for a new building on this site is to follow the position and height of what exists and this is what is proposed. The relationship between the new building and the buildings to the rear is dissimilar to what exists albeit that there are no rear outriggers and the rear elevation takes the line of the existing rear extensions. The rear lane has buildings built up to the carriageway, some with windows and some with windows in the sides of then outriggers giving limited light and outlook. The windows in the side of number 41 look directly over and into the rear garden of number 43 as it illustrated in the photographs above.
- 5.7.4 Whilst we are aware that modern standards for outlook and privacy would not result in a development like that of Eastfield and Hawarden Avenue, this relationship exists and illustrates the context of the site and that in built up areas and town and city centres, the relationships of dwellings and their windows and spaces is not the same as those on new development where buildings are further away. Indeed, the Residential Design Guide acknowledges this at paragraph 7.5.6 where it states, “In dense urban areas, where there is already a level of mutual overlooking, a lesser standard may be acceptable”. If the proposed development is to sit comfortably in this environment, these reduced standards of outlook and privacy are likely to be similar to what exists. Notwithstanding this, the scheme has been amended to increase the distance between upper floor windows and the properties to the rear and these are now no closer than 20m in accordance with the Residential Design Guide. Despite this, the planning officer raised concern that there could be some overlooking of a small part of the rear garden of the properties to the rear and as such, a new hedge has been proposed along the rear boundary of these properties to prevent any view into these rear gardens.

5.8 Trees 5.8.1 The scheme will result in the loss of trees: conifer, Manx palms and cherry. The existing large limes at the entrance are to be retained. Additional trees are to be introduced to mitigate this loss, planted as shown in the submitted drawings and taken from a selection of the following which will are nectar friendly and are good, small garden trees which will add interest and increase biodiversity without becoming large and inappropriate in this urban setting and all of which will be sourced locally:

Malus sylvestris ‘John Downie’ Malus x zumi ‘Golden Hornet’ Malus ‘Butterball’

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

Company Registration 134325C

Prunus x subhirtella ‘Autumnalis’ Prunus x subhirtella ‘Autumnalis Rosea’ Prunus serrulata ‘Pink Perfection’ Prunus serrulata ‘Royal Burgundy’ Prunus ‘Sunset Boulevard’ Prunus ‘Umineko’ Corylus colurna Acer campestre Sorbus aria Sorbus aucuparia ‘Joseph Rock’ Sorbus aucuparia ‘Cardinal Royal’ Sorbus aucuparia ‘Sheerwater Seedling’

5.8.2 The application includes information on how the existing trees to be retained will be protected during demolition and construction.

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

Company Registration 134325C

![photograph from page 22](https://images.planningportal.im/2024/03/7068825.jpg)

- 6.0 Conclusion
- 6.1 Whilst there is a presumption against the loss of buildings of interest and importance within Conservation Areas, in this case, it is submitted that the existing building is in poor repair and retention and re-use of the existing building is neither economically nor structurally sensible. Further information has been provided regarding the financial viability and the current state of the market for sites like this.
- 6.2 In any case, the practicality of retaining the existing building would result in significant parts of it being rebuilt and the majority of the existing building would not actually be retained and the “renovated” property would actually be mostly new build.
- 6.3 Internally the building would be difficult to reuse other than for a nursing home but even then where the layout would not likely meet modern standards or expectations for such a facility.
- 6.4 Notwithstanding this, the building is not in its original condition, has been physically attached to the terrace to the north east by a modern, unattractive link building and has also had unattractive additions attached to the rear and front. The condition of the building is in no way the fault of the applicant who only recently acquired the property and as such is not responsible for the historical lack of maintenance of the building.
- 6.5 The detailed replacement scheme has been revised, following discussion with the Department and now more closely resembles the existing built form around it. It is submitted that the overall impact of the proposed development will be an enhancement of the Conservation Area, thus according with CA/2 of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man and Environment Policy 35 and not in conflict with CA/6 or Environment Policy 39 for the reasons given above.
- 6.6 The proposed development aims to provide modern standards of living including car parking and energy efficiency whilst at the same time, presenting a traditionally styled building which continues important architectural elements such as height, finish materials, orientation and proportion. The development will provide much needed, sustainable accommodation in the Island’s principal settlement in a form which visually complements the area.

Sarah Corlett 29.02.24

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

Company Registration 134325C

## Appendix One Strategic Plan

Strategic Aim: To plan for the efficient and effective provision of services and infrastructure and to

direct and control development and the use of land to meet the community’s needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting, and improving the quality of the environment, having particular regard to our uniquely Manx natural, wildlife, cultural and built heritage.

- Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space, and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities, and services.
- Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.
- Strategic Policy 3: 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.

- Strategic Policy 4: Proposals for development must:

- (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2) , buildings and structures within National Heritage Areas and sites of archaeological interest;
- (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
- (c) not cause or lead to unacceptable environmental pollution or disturbance.

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

Company Registration 134325C

Strategic Policy 5: 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 10: New development should be located and designed such as to promote a more integrated transport network with the aim to

- (a) minimise journeys, especially by private car;
- (b) make best use of public transport; and
- (c) not affect unacceptably highway safety for all users, and
- (d) encourage pedestrian movement.

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.

Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the

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

Company Registration 134325C

special features contributing to the character and quality are protected against inappropriate development.

Environment Policy 39: The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area.

- Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:

- (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
- (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
- (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.

- Housing Policy 5: In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more.

Recreation Policy 3: Where appropriate, new development should include the provision of landscaped amenity areas as an integral part of the design. New residential development of ten or more dwellings must make provision for recreational and amenity space in accordance with the standards specified in Appendix 6 to the Plan.

Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.

Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department’s current standards.

Energy Policy 5: The Department will prepare a Planning Policy Statement on Energy Efficiency. Pending the preparation and adoption of that PPS the Department will require proposals for more than 5 dwellings or 100 square metres of other development to be accompanied be an Energy Impact Assessment.

Appendix Seven - Car parking standards A.7.1 High levels of car ownership have led to an increase in the level of parking expected for new residential development, and outside of town centre locations these standards should not be relaxed.

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

Company Registration 134325C

New-built residential development should be provided with two parking spaces per dwelling, at least one of which should be within the curtilage of the dwelling and behind the front of the dwelling, although the amount and location of parking will vary in respect of development such as terracing, apartments, and sheltered housing. In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: (a) the location of the housing relative to public transport, employment, and public amenities; (b) the size of the dwelling; (c) any restriction on the nature of the occupancy (such as sheltered housing); and (d) the impact on the character and appearance of the surrounding area.

Where new dwellings are created by the conversion of existing buildings, parking space should be formed by the clearance of outbuildings and low-grade annexes or “outlets” if it is reasonable and practicable so to do; however, in general, the need to find a use for redundant buildings which are in sound condition will outweigh the drawback of any shortfall in parking provision. Typical Residential 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.

Residential Terraces 2 spaces per unit, if not within curtilage then located as close to units as possible without compromising residential amenity. Parking spaces should not be provided in front of the dwellings where this would result in a poor outlook for residents and would detract from the amenity of the area.

Apartments 1 space for 1 bedroom; 2 spaces for 2 or more bedrooms Sheltered Housing 1 space per 3 units. Town centre and brownfield residential development Typical residential standard may be relaxed in accordance with paragraph A.7.1 above.

These standards may be relaxed where development:

- (a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or
- (b) would result in the preservation of a sensitive streetscape; or
- (c) is otherwise of benefit to the character of a Conservation Area.
- (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality.

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

Company Registration 134325C

## Appendix Two - Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man

![Interior view of a loft or attic space featuring a sloped wooden ceiling with a skylight and exposed beams. The floor consists of wooden planks and the walls show signs of ongoing renovation or demolition work.](https://images.planningportal.im/2024/03/7068832.jpg)

![An interior photograph showing a worn staircase with wooden railings leading down, and another set of stairs leading up to a tiled room with a blue curtain.](https://images.planningportal.im/2024/03/7068833.jpg)

![An interior photograph of a room with wooden floorboards and a suspended ceiling, showing signs of wear and potential preparation for demolition.](https://images.planningportal.im/2024/03/7068836.jpg)

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

Company Registration 134325C

POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character

of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.

POLICY CA/6 DEMOLITION Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the

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

Company Registration 134325C

![Interior photograph of a room featuring a large multi-paned window with a decorative cornice and a suspended ceiling, likely during renovation or demolition.](https://images.planningportal.im/2024/03/7068839.jpg)

conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building’s surroundings and on the conservation area as a whole.

## APPENDIX THREE: photographs of the existing

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

Company Registration 134325C

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

Company Registration 134325C

![A photograph showing an interior view of a white-framed window featuring stained glass panels at the top, looking out onto a conservatory structure with boarded-up lower sections.](https://images.planningportal.im/2024/03/7068842.jpg)

![Interior photograph of a room with exposed floorboards and a large window, showing signs of renovation or demolition work.](https://images.planningportal.im/2024/03/7068843.jpg)

![Interior photograph showing a wall with peeling plaster and exposed masonry, likely part of a demolition or renovation project.](https://images.planningportal.im/2024/03/7068844.jpg)

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

Company Registration 134325C

![photograph from page 32](https://images.planningportal.im/2024/03/7068846.jpg)

![photograph from page 32](https://images.planningportal.im/2024/03/7068847.jpg)

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

Company Registration 134325C

![photograph from page 33](https://images.planningportal.im/2024/03/7068849.jpg)

![photograph from page 33](https://images.planningportal.im/2024/03/7068850.jpg)

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

Company Registration 134325C

![Interior photograph showing a wooden staircase with a folded stairlift and ornate ceiling plasterwork.](https://images.planningportal.im/2024/03/7068852.jpg)

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/32264-braddan-eastfield-mansion-house-demolition/documents/1060168*