**Document:** APL Planning Statement
**Application:** 24/00397/B — Conversion of existing garage to kennels and change of use of part field for dog exercise.
**Decision:** Permitted
**Decision Date:** 2025-04-16
**Parish:** Michael
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/32383-kirk-michael-rose-cottage-and-conversion-garage/documents/1062119

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# APL Planning Statement

## Planning Statement For The Conversion Of Garage To Kennels And Change Of Use Of Part Field For Dog Exercise, Rose Cottage, Barregarrow, Michael Im6 1Aw

![map or plan from page 1](https://images.planningportal.im/2024/04/7095545.png)

- 1.0 Introduction
- 1.1 Rose Cottage is an existing dwelling which sits at the southern corner of the crossroads at Barregarrow where the A3 TT Course meets the Sartfell Road (B10) and the Ballaleigh Road which heads west to the coast road (A4).
- 1.2 On the site is the dwelling, Rose Cottage and a one and a half storey garage which sits to the south (shown above). This garage has a bank to the east which rises up to join the higher land with a small, level area to the rear with a low masonry wall:
- 1.3 The land owned also encompasses a field to the south which sits alongside the entrance driveway and rises up meet the Sartfell Road: the lower part of this is included in the application.

![A view through a window with horizontal bars looking out onto a grassy enclosure bordered by a concrete wall.](https://images.planningportal.im/2024/04/7095548.jpg)

![A photograph showing the side elevation of a white rendered building, likely a garage, adjacent to a grassy yard area with a wooden fence and stacked logs.](https://images.planningportal.im/2024/04/7095549.jpg)

### 1.4 There is a gated access at the top of this field onto the Sartfell Road (see above) and anotherentrance further down towards the Crossroads.

![map or plan from page 3](https://images.planningportal.im/2024/04/7095551.jpg)

![photograph from page 3](https://images.planningportal.im/2024/04/7095552.jpg)

- 1.5 There are two means of access into the lower part of the site: an access near to the crossroads and a second, main access to the south.
- 1.6 This access enters the site and curves round to the north where it passes along the bottom edge of the field before descending to the level of the house and garage and where there is parking and manoeuvring space for a number of vehicles. Up until recently there were walls curving round at the entrance although these walls have recently been removed in order to improve visibility. The application includes retrospective approval for these works. The vegetation along this frontage has also been managed to improve visibility at this access.
- 1.7 The site is generally bounded by established vegetation on all sides with a dense conifer hedge to the south and more natural vegetation to alongside the TT Course and the Sartfell Road. The access just south of the crossroads provides a view into the site over an existing gateway.
- 1.8 There are properties close to the site: across the A3 is Barregarrow House, a detached private dwelling which is a traditional Manx dwelling with extensions and which has its access off the A3: on the northern side of the crossroads is Barregarrow Chapel, a local place of worship with the former Sunday School (now a workshop) on the south western side of the road. On the north eastern side of the Sartfell Road is Ballacorlett Beg, a private dwelling and to the rear (south east) of this, opposite the field entrance to Rose Cottage site, is Cronk Aashen, a farm and successful camp site.

![map or plan from page 4](https://images.planningportal.im/2024/04/7095554.jpg)

- 1.9 Rose Cottage itself is a traditional Manx cottage which has been extended to the side and with a modern front porch and the house sits with its gable facing the A3 and the front elevation facing Sartfell Road. The detached garage is more modern although has rendered walls and a slated roof to be as sympathetic as possible to its rural location.
- 1.10 A small stream runs along the boundary of the site with Sartfell Road.

![A photograph showing the exterior of a white garage building with two large reddish-brown doors and a slate roof, situated next to a gravel driveway and a stone retaining wall with tall evergreen trees.](https://images.planningportal.im/2024/04/7095556.jpg)

- 2.0 Planning policy
- 2.1 The starting point for the determination of any planning application is the land use designation in the relevant adopted development plan. In this case this is the Isle of Man Planning Scheme (Development Plan) Order 1982 although this is in the process of being updated by the Area Plan for the North and West. On the 1982 Plan (below left) the site is within an area not designated for a particular purpose, as Woodland (where the dwelling is located and the roadside trees running alongside Sartfell Road) and part of an area of an area of High Landscape or Coastal Value and Scenic Significance.
- 2.2 In this part of the Island, the Isle of Man Planning Scheme (Development Plan) Order 1982 is being replaced by a new Area Plan (for the North and West). This is currently in draft form only so has limited, if any weight but confirms the designation of the site not for any particular purpose (see below left). This also has maps which show specific constraints, including the Environmental Constraints map (below centre) which identifies an area of Registered Trees (green hatching which is more tightly defined that on the 1982 Plan and appears to skirt around the existing buildings). There are no infrastructure constraints on the relevant map.

![A close-up view of a site plan showing green highlighted land areas and boundary lines.](https://images.planningportal.im/2024/04/7095558.png)

![A site plan showing land parcels highlighted in red with reference codes RA1284, RA1324, and RA1574 adjacent to a road.](https://images.planningportal.im/2024/04/7095559.png)

- 2.3 The Registered Tree Areas are more clearly shown on the Island Environment mapping (above right).
- 2.4 A line of surface water flood risk runs through the site along the route of the stream alongside Sartfell Road.
- 2.5 Trees are generally protected under Environment Policy 3 and it is important that there are Registered Trees on the holding running alongside the Sartfield Road although a large tree near to the junction of the two roads has been felled with the appropriate permission, due to its condition and overhanging of the highway. This is unrelated to the application works.
- 2.6 Ecology is protected under Environment Policies 4 and 7.
- 2.7 There is a general presumption against development in undesignated areas, as set out in General Policy 3 of the Strategic Plan (see Appendix One). Environment Policy 1 presumes against development which would be harmful to the character and appearance of the countryside. The areas of High Landscape Value are particularly protected against development which would be harmful to its appearance unless there are over-riding reasons why it is acceptable. The areas of High Landscape Value are gradually being replaced by landscape character types which relates to a study undertaken on behalf of Government in 2008.
- 2.8 This site lies within an area on the Landscape Character Assessment as on the boundary of two areas of Undulating Lowland Plain (D5 and D6). The full advice on this type of area is set out in Appendix Two with the most relevant parts highlighted. The draft Area Plan summarises this as follows with a relevant Landscape Proposal:

![A site plan showing the application area marked with a purple boundary line, alongside nearby roads and structures.](https://images.planningportal.im/2024/04/7095561.png)

Landscape Strategy To conserve and enhance: a) the character, quality and distinctiveness of the area with its mature network of low hedges, its tranquil and remote character, its traditional hamlets and scattered farm buildings and its enclosed and intimate rural road network.

Key Views

- • Dramatic views to muted upland backdrop to the east.
- • Glimpse views across ever-changing seascape to the west.
- • Kirk Michael church is a dramatic landmark within views approaching from adjacent landscape character areas.

Cronk y Voddy (D6) - Incised slopes Landscape Strategy To conserve and enhance: a) the character, quality and distinctiveness of the area, with its patchwork of upland fields fringed by valley bottom woodland and moorland and its enclosed and intimate rural road network, a tranquil and remote character with traditional hamlets, scattered farm buildings and nucleated settlements built in a vernacular style.

Key Views

- • Open views, in the west up to the upland peaks of Sartfell and other Upland peaks.
- • Open views over fields to ever-changing seascape in the west of the area.
- • Kirk Michael Church north of this character area is a dramatic landmark in views from northern parts of this area.

- 2.9 Whilst there is a presumption against development in this area according to General Policy 3 of the Strategic Plan, there is provision for the erection of buildings for agriculture or equestrian pursuits (General Policy 3f and Environment Policies 15, 19, 20 and 21).
- 2.10 The highest quality agricultural land (Classes 1 -2 including 2/3 and 3/2) will be protected from development (Environment Policy 14). The soil here is Class 3.
- 2.11 Development should not result in any adverse impact on highway safety and accesses must be safe with adequate provision for car parking for those likely to use the site (Transport Policies 4 and 7).
- 2.12 Development which would increase risk or be at risk of flooding is presumed against (Environment Policies 10 and 13).
- 2.13 Development which would result in an environmental nuisance is presumed against (Environment Policy 22).

- 3.0 Planning history
- 3.1 The site has been the subject of a number of applications as follows:

88/01240/B - extension to and restoration of existing cottage - permitted 96/00002/B - extension to dwelling and erection of garage - refused 99/00945/B - installation of new septic tank and pump - refused 99/02214/B - excavations to create rear garden - refused 02/01438/B - alteration and extension to dwelling to provide additional living accommodation permitted

- 04/01894/B amendments to garage approved under 02/1438/B to provide first floor storage permitted

- 20/01494/B - conversion of detached garage to provide ancillary living accommodation - permitted

3.2 Additional applications in the vicinity of the site which may be considered relevant:

Ballacorlett Beg

- 05/92144/B - alteration and extension to convert existing redundant garage and store into self contained tourist accommodation - permitted on appeal

- 3.3 Applications for dog related development elsewhere on the Island

Cronk Aashen 92/01072/B - construction of dog kennels - permitted. This was for 20 kennels for Canine Care with an office and store. There was a representation from Ballacorlett Beg which raised the issue of the disposal of effluent from the operation but they did not object. The Planning Officer noted that “there are relatively few private dwellings in the area to be disturbed by noise”. 02/00642/B - alteration and extension to convert barn into two holiday accommodation units permitted 13/00600/C - additional use of land for camping (tents, motorhomes and caravans) and associated winter storage - permitted subject to different time constraints for different parts of the site with the fields closest to the road able to be used for tented and for motorhome camping all year round.

Sunnyside, Onchan 22/01237/C - additional use of fenced paddock for private dog walking (retrospective), field 534404 , Sunnyside Whitebridge Road, Onchan - approved at Planning Committee on 05.12.22 and where the officer notes:

- 7.2.3 General Policy 3 sets out the exceptions to the presumption against development in the countryside and the pertinent section which may give rise to support for this application is GP3 (h) which deals with buildings or works required for interpretation of the countryside, its wildlife or heritage. In the case of the current scheme, no buildings or permanent structures would be introduced on site, although tyres, a tunnel, a paddling

- pool on site to enrich the experience for the dogs, as well as a picnic bench for dog owners would be kept on site. These could easily be removed from the site without creating noticeable physical changes to the site area.
- 7.2.4 Likewise, the proposed use would enable significant levels of interaction with the natural environment via dog walks and runs which would offer opportunities to explore the natural environment. These interactions are not considered to be significantly different from hiking and sightseeing which are key forms of tourism on the island, although in this case, it relates to dogs. It would, however, be vital to note here that dog walking is also an established leisure activity on the Island; particularly along hiking trails, footpaths and sites in the countryside. Besides, the scheme would provide opportunities for the dogs and their carers to better understand and enjoy the countryside around them.

- 7.2.4 Additionally, the nature of the proposed use is such that requires space and a degree of isolation to ensure the care of the animals and to limit harm to residential amenity; conditions which the proposed use would facilitate, given that the dogs and carers would have access to about 4.6acres acres of field.
- 7.2.5 Based on the forgoing, it is considered that the broad principle of the proposed use would be acceptable, and the additional use would not be unsuitable for the site or the wider rural area.

- 7.4.2 With regard to noise generated by the dogs, it is considered that this would notably increase within the site area. Albeit, any barking or noise associated with dog walking would not be unusual or unsuitable for this countryside location, given the issues that have already been assessed in 7.2 above regarding dog walking activities now common in countryside locations. Besides, the closest neighbouring residential property beside 'Sunnyside' (the applicant's residence) is situated more than 100m from the boundary of the field. Ballakaighen House, Whitebridge Road is about 116m away from the eastern field boundary, Ballakaighen Farm, Whitebridge Road is 196.5m to the southeast, Begoade Farm, Begoade Road to the northwest of the field boundary is 316.5m away, while Unity Cottage, Bibaloe Beg Road to the southwest is 415m away. As such, it is not considered that any noise impacts would be significant given the separating distance between the field and neighbouring dwellings; thus ensuring that there are no detrimental impacts unlike sites in built up areas.
- 7.4.3 In terms of fouling from the dogs, it is noted that agricultural fields are usually associated with animal fouling as this is common in grazing fields. However, in this case, the applicants have stated that the fouling would be placed in receptacles and later removed from site. 7.4.4 Overall, it is considered that the proposal would not adversely

## impact on the residential amenity currently enjoyed by the occupants of the neighbouring properties, as required by EP 22 of the IOMSP.

The application was approved subject to the following conditions:

- C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

- C 2. The approval does not in any way permit the creation of permanent dog care facilities on the site or the erection of structures on the site.

Reason: The Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.

- C 3. The field may only be used as a dog walking field in support of the dog care business by Sunny

Acres Dog Walking Paddock, together with the existing agricultural use. Reason: The Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted, and any alternative uses for the field other than the approved use or agricultural use will require further consideration.

- C 4. The use hereby approved, shall only be operational between the hours of 9.30 - 4.00pm in winter, and 9.30 - 9pm in summer. No dogs shall be kept onsite overnight.

Reason: In the interests of the amenity of neighbouring residents in accordance with Environmental Policy 22 of the Isle of Man Strategic Plan 2016.

- C 5. The use hereby approved is only for the provision of fenced paddock for private dog walking and shall only be operated by Katie Mcintyre Druggan and only whilst operating their dog care business. Upon the cessation of the dog care business, the use of the field for provision of a fenced paddock for private dog walking hereby permitted shall cease. 26

Reason: This permission is granted exceptionally and the Department wishes to have the opportunity of exercising control over any subsequent use in the event of the applicant ceasing the use hereby permitted.

Ballablack, Colby 17/00364/B - Conversion of agricultural store to day care facility for dogs, including improvements to existing access road and junction from main road, Ballablack Farm, Arbory. Approved subject to 3 conditions.

## Ballanicholas, Marown

- 21/01050/C - Change of use of land from agricultural to dog walking field, Field 321821 Ballanicholas, Garth, Crosby. Approved subject to 6 conditions.

Lapwings, East Foxdale 19/00646/C - Lapwings, East Foxdale Road, Eairy - Whilst the location was considered suitable, the access and visibility was of concern and the proposed operation would result in the harmful impact on highway safety.

The Tanyard, Santon 16/00381/C - proposed the change of use from forestry buildings to a dog day care facility at The Tanyard in Santon and this was refused for reasons relating to the poor visibility for and of those emerging from the site and also for the considerable noise nuisance which could be experienced by the dwelling on the other side of the road.

- 4.0 The proposal and assessment
- 4.1 Proposed is the conversion and extension of the existing garage into four commercial kennels along with the additional use of part of the adjacent field for the exercising of dogs.
- 4.2 The kennels will have access to outside space immediately south of the garage building. There is also an exercise area to the east of the garage between it and the rear of the house. The garage is enclosed on all three sides by banking and vegetation.
- 4.3 The ground floor of the garage will be completely converted to the kennel operation including washing facilities, a kitchenette for the preparation of food for the dogs and a reception area. The first floor will accommodate a bathroom and staff area with the other half of the area used for private storage for the main dwelling.
- 4.4 Access to the kennel facility will be from the southernmost access: the access closest to the crossroads is not safe and this will be closed off with stone walling to match that either side along with new fencing to match that already to the north. This new fencing will comprise green painted/ stained vertical lollipop posts with a pedestrian gate retained.
- 4.5 The main entrance which has had its internal walling removed and as such visibility splays of 56m to the north and 62m to the south are now available. The removal of the walls facilitates easier and more efficient existing off the highway and facilitates widening to allow two vehicles to pass at the entrance to avoid vehicles waiting on the highway. It also improves visibility from the current 9.5m to the north and 10.8m to the south. Additional fencing within the site has been erected which is understood to comply with the Town and Country Planning (Permitted Development) Order 2012.
- 4.6 The applicant is aware of the potential for disturbance from noise particularly, both in respect of the private residential properties nearby and the tourist accommodation and as such, would suggest that the following measures will be undertaken to ensure that noise is not an issue:

- • Professional and appropriate conditions and treatment of the dogs: each kennel will have outside runs which will be restricted to being used only between 0800 - 2100hrs and with dividers between each run so that the dogs will not be able to interact when outside.
- • Owners will bring their own dog food so no additional deliveries will be incurred
- • Limitation on the number of commercial kennels to four.

- 4.7 There is sufficient parking within the site to accommodate both the vehicles associated with the proposed kennels and those generated by the occupation of the house. A booking system will ensure that dogs are not all brought to and taken from the site at the same time and arrivals and departures will be staggered to manage noise and traffic.
- 4.8 The garage already has permission for conversion to ancillary residential use but the applicants for that permission sold the property after the permission was granted and the new owner has no

- requirement for such a large unit of ancillary living accommodation. She has her own dogs and would like to open a small kennel business and this building would seem ideal for this purpose and with sufficient space for parking, vehicle manoeuvring and exercising the dogs.
- 4.9 Whilst dog care facilities have the potential for creating a nuisance through noise, the applicant’s home is the nearest property to the kennels and she would no more wish to be affected by such noise than would any of the neighbours. The number of kennels is limited to four and the applicant intends to run a professional operation where the dogs are well cared for and will not have cause to engage in excessive barking behaviour.
- 4.10 We are aware that kennels do not form one of the exceptions to development in the countryside, although it is clear from the approvals granted and listed above that rural locations can be considered acceptable for such uses and the above cases involved a larger number of dogs than would be accommodated in this case. Dog day care facilities have also been permitted in industrial areas (19/00533/C and 16/00911/C) and where such a use would not fall within the definition of an industrial process. The large exercise area will further add to the facilities available for the animals staying on site and their health and enjoyment during their stay, further reducing the likelihood of barking and noise nuisance.
- 4.11 If the application is considered positively the applicant would welcome conditions which restrict the operation of the kennels solely to the occupants of Rose Cottage and restricting the times when the dogs may be in the exercised yard as set out above.

## Sarah Corlett 19.03.2024

Appendix One - policies

Strategic Plan

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 3: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value.
- 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 (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 14: Development which would result in the permanent loss of important and versatile agricultural land (Classes 1-2) will not be permitted except where there is an overriding need for the development, and land of a lower quality is not available and other policies in this plan are complied with. This policy will be applied to

- (a) land annotated as Classes 1/2 on the Agricultural Land Use Capability Map; and
- (b) Class 2 soils falling within areas annotated as Class 2/3 and Class 3/2 on the Agricultural Land Use Capability Map.

- Environment Policy 15: Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part. Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended. Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape.

Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:

- i) pollution of sea, surface water or groundwater;
- ii) emissions of airborne pollutants; and
- iii) vibration, odour, noise or light pollution.

Appendix Two

Landscape Character Assessment

D5 KIRK MICHAEL Key Characteristics

- • Gently rolling landscape, which slopes gently upwards to the east.
- • Strong recognisable landscape pattern.
- • Patchwork of arable and pastoral fields, delineated by relatively mature Manx hedgerows at field boundaries.
- • Interconnected network of minor roads crosses the area.
- • Dispersed settlement pattern, consisting of a series of scattered, isolated farmsteads of a traditional Manx style.
- • Relatively strong sense of tranquillity throughout the character area.
- • Dramatic backdrop of the rising Northern Uplands to the east creates a strong recognisable sense of place within the landscape.
- • Distinctive black and white Manx milestones lining A3 main road corridor.
- • Relatively smooth (TT) course of the A3 road corridor crosses the area, roughly following the base of the Uplands.

Overall Character Description Situated to the north, east and southeast of Kirk Michael, this character area encompasses an area of gently rolling landscape. Within the eastern part of the area, topography slopes gently upwards towards the lower slopes of the Northern Uplands. A strong landscape pattern is recognisable, comprising a patchwork of arable and pastoral fields, delineated by relatively mature Manx hedgerows at field boundaries. To the east of A3 and north of Kirk Michael, a small-scale field pattern is apparent. An interconnected network of minor roads crosses the area, several of which are singletrack and lined with tall mature vegetation, which provides a sense of enclosure. Settlement pattern is dispersed, consisting of a series of scattered, isolated farmsteads of a traditional Manx style.

The medium-sized settlement of Kirk Michael is located just to the south of the area and encompasses a mixture of traditional Manx architecture and more modern shops and houses. Kirk Michael Parish church, which holds one of the largest collections of Norse crosses on the Island, and is a visible landmark from surrounding landscape character areas. From the western edge of the area, clear views across the adjacent ever-changing seascape can be gained. There is a relatively strong sense of tranquillity throughout the character area. The dramatic backdrop of the rising Northern Uplands to the east creates a strong recognisable sense of place within the landscape. At distance from the main A3 corridor and the northern edge of Kirk Michael, there is a relatively strong sense of remoteness throughout the character area away from the main roads.

## Key Views

- • Dramatic views to muted upland backdrop to the east.
- • Glimpse views across ever-changing seascape to the west.
- • Kirk Michael church is a dramatic landmark within views approaching from adjacent landscape character areas.

Historic Features

- • Kirk Michael Church.
- • Several tumuli scattered throughout the landscape. Ecological Features
- • Mature network of Manx hedgerows at field boundaries. • Visible drainage ditches at field boundaries.

Evaluation of Inherent Landscape Sensitivities

- • Mature network of low hedges and patchwork of relatively regular, medium-scale fields.
- • Sense of enclosure provided by tall mature vegetation along network of minor roads.
- • Ecological value of the aquatic ecosystem, riparian habitats and field drainage ditches. • Built up area of Kirk Michael with Parish church spire forming a local landmark.
- • Dispersed scattered settlement pattern of traditional farms and hamlets.
- • Manx Milestones by roadside.
- • Sites of archaeological importance.
- • Sense of tranquillity and remoteness away from Kirk Michael and the main roads.

Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area with its mature network of low hedges, its tranquil and remote character, its traditional hamlets and scattered farm buildings and its enclosed and intimate rural road network.

D6 - CRONK-Y-VODDY

Key Characteristics

- • Rolling to steep undulating land, which slopes gently upwards to the east.
- • V-shaped river valley with dense deciduous wooded valley bottoms.
- • Fragmented field pattern fringed by fragmented woodland.
- • Hill farming, rough pasture, heathland vegetation, pastoral and arable fields.
- • An evocative sense of abandoned fields on upper slopes.
- • Dramatic backdrop of the rising Northern Uplands to the east contributes to a strong sense of place.
- • Semi-open character overall.
- • Settled character with small nucleated settlements, scattered dwellings, farm houses with outbuildings, using vernacular materials.
- • Archaeological sites such as keeills, cairns and standing stones.
- • Relatively strong sense of tranquillity throughout character area.
- • Presence of Manx Milestones.
- • Lhergydhoo Sandpit

Overall Character Description

Rolling to steep land descends from the upland areas down to the coast with a variety of steeply sided wooded river valleys such as the National Glen of Glen Mooar cutting into the undulating plateau. Mature hedgerow trees, a variety of Manx hedges and gorse hedgerows separate areas consisting of fragmented fields of rough grazing and patches of moorland vegetation on the higher inland slopes from the more larger rectilinear pastoral and arable fields that cover the lower slopes closer to the sea where extensive views along the coastline are gained in places. A semi-improved landscape overall but more open in the west. Settlement pattern is dispersed, consisting of clusters of buildings or scattered isolated farmsteads of traditional Manx style.

Wooded valley bottoms, hedgerow trees and tree planting around the various scattered farmsteads and building clusters create a fragmented wooded horizon. The grass banks of the Manx hedges that line the various small lanes, tracks and roads in the area enclose views in places while extensive views across the Island and out to sea are gained in the western portion of the Character Area, such at the northern end of Bayr ny Staarvey where the remains of Keeill Pharick are also located. Other ruined Keeills such as Cabbal Pherick Chapel in Glen Mooar, earthworks such as Manannan’s Chair and various cairns reveal the age/history of human habitation in this area.

Key Views

- • Open views, in the west up to the upland peaks of Sartfell and other Upland peaks.
- • Open views over fields to ever-changing seascape in the west of the area.
- • Kirk Michael Church north of this character area is a dramatic landmark in views from northern parts of this area.

- Historic Features
- • Keeill Pharick and Cabbal Pherick Chapel.
- • Long Cairn – Giant’s Grabe.
- • Numerous cairns including the Crosh Mooar Site.
- • Earth works including Manannan’s Chair.

Ecological Features

- • Mature network of hedgerows at field boundaries.
- • Numerous small streams with aquatic and waterside habitats.
- • Marginal farmland grassland habitats.
- • Fragmented deciduous woodland habitats.

Evaluation of Inherent Landscape Sensitivities

- • Network of winding small-scale rural roads, lanes and tracks most enclosed by trees and vegetation with grassed Manx hedges and associated trees/shrubs.
- • Fragmented field patterns areas of fragmented woodland and moorland.
- • Wooded valley bottoms.
- • Ecological value of the aquatic ecosystem and riparian habitats.
- • Dispersed settlement pattern of traditional farms, hamlets and small nucleated settlements.
- • Manx Milestones by roadside.
- • Sites of archaeological importance.
- • Sense of tranquillity and remoteness in some areas.

Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area, with its patchwork of upland fields fringed by valley bottom woodland and moorland and its enclosed and intimate rural road network, a tranquil and remote character with traditional hamlets, scattered farm buildings and nucleated settlements built in a vernacular style.

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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/32383-kirk-michael-rose-cottage-and-conversion-garage/documents/1062119*