**Document:** APL Planning Statement
**Application:** 24/00307/B — Ground floor extension and annex. New garage, driveway and turning area. New door opening and steps to existing ground floor lounge.
**Decision:** Permitted
**Decision Date:** 2024-07-25
**Parish:** Michael
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/32443-ballaugh-fo-ghlion-extension-garage/documents/1063031

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# APL Planning Statement

## Planning Statement In Support Of Alterations And Extensions Of Fo Ghlion, Ballamoar Lane, Ballaugh, Im7 5Ee

![map or plan from page 1](https://images.planningportal.im/2024/04/6951602.png)

- 1.0 Introduction
- 1.1 Fo Ghlion is a detached house which was constructed in the 1950s and which sits to the south of Ballamoar Farm. The property is accessed both from Ballamoar Lane and from a single track lane leading from Ballaugh Glen.
- 1.2 The house is two storey with loft storage in the roofspace, with a rendered finish, dark coloured concrete roof tiles and a range of different sized and shaped windows with those in the front elevation (facing west) being horizontally proportioned with a large opening in which there is glazing leading to an internal porch. There are two chimneys, neither positioned centrally on the ridge, one projecting from the northern elevation and the other in the centre of the length of the ridge and sitting on the rear roof slope.

Western elevation as existing

- 1.3 The rear elevation is similar to the front, with large, square to horizontally proportioned windows and the two side elevations have vertically proportioned windows serving the ground, first floor staircase, first and attic floors.

![A low-angle photograph of a white, two-story detached house with dark window frames and a blue car parked on a gravel driveway in the foreground.](https://images.planningportal.im/2024/04/6951604.jpg)

Southern elevation as existing

Rear (eastern) elevation as existing

![A photograph of a white two-story detached house situated in a rural setting with green fields and trees in the background.](https://images.planningportal.im/2024/04/6951607.jpg)

Side (northern) elevation as existing

- 1.4 The property sits to the south of an area of woodland which is being managed and reinforced by the applicants who have lived in the property since 2021. Prior to that, the property was unoccupied for seven years or so. The property was in a poor condition when the applicants purchased it and significant work has been done to address issues of damp and mould.
- 1.5 The site slopes downward from east to west with a line of trees sitting to the east of the rear of the house at the top of a short slope as can be seen in the image of the southern elevation above.
- 1.6 A number of trees have recently been felled, with the required permits as the site is gradually being managed. Additional trees have been and are being planted.

![A photograph showing the existing white two-story detached house with a gravel driveway and rural surroundings.](https://images.planningportal.im/2024/04/6951609.jpg)

- 2.0 Planning context
- 2.1 The site lies within a wider area of an area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982 and is otherwise not designated for development.
- 2.2 The 1982 Plan is the only adopted development plan for this part of the Island although Cabinet Office is in the process of preparing an Area Plan for adoption which will cover the north and west of the Island. That plan is in draft form only which was issued in September, 2022 but is expected to be the subject of a public inquiry this coming year although there has been no publicity of a specified date.
- 2.3 On this plan, the site lies within an area not designated for development. The areas of High Landscape Value have been replaced by a system of landscape character classification and the site lies within an area of in this respect. The full assessment is set out at Appendix One but the summary in the draft Area Plan is as follows:

Landscape Strategy To conserve and enhance: a) the character, quality and distinctiveness of the area with its patchwork of relatively regular, medium-scale fields, its mature network of low hedges, its

![A close-up view of a topographical map showing contour lines, green vegetation areas, and text labels.](https://images.planningportal.im/2024/04/6951611.png)

tranquil and remote character and its traditional hamlets and scattered farm buildings.

Key Views

- •Dramatic views to muted upland backdrop to the east.
- • Glimpsed views across ever-changing seascape to the west.
- • Sweeping views southwards along the course Glen Dhoo to the south.
- • Widespread views of Ballaugh Church steeple.

- 2.4 There are no Environmental Constraints shown on the relevant map attached to the Area Plan. On the Infrastructure Constraints Map the route of the main gas pipeline is shown which runs to the south of the house.
- 2.5 The site is not shown as being at risk of flooding on either the Infrastructure Constraints map associated with the draft Area Plan or the national flood risk maps.
- 2.6 There are no Registered Trees, Registered Tree Groups or Registered Buildings within the site and it does not lie within an adopted or proposed Conservation Area.

![map or plan from page 6](https://images.planningportal.im/2024/04/6951613.png)

- Strategic Plan
- 2.7 The Strategic Plan sets out a suite of policies which are generally non geographic and which apply to all development on the Island.
- 2.8 There is a protection of trees and ecology in the Strategic Plan Environment Policies 3, 4 and 7.
- 2.9 Environment Policy 1 protects the countryside for its own sake.
- 2.10 Housing Policies 15 and 16 allow extensions of existing dwellings in undesignated areas, with Housing Policy 15 relating to traditional properties and where such works must respect the proportion, form and appearance of the existing. Housing Policy 16 applies to non traditional dwellings of those of poor form and presumes against extensions which would increase the visual impact of the property as viewed by the public.
- 2.11 General Policy 2 sets out a broad ranges of considerations for development which are applicable when the development accords with the land use designation. These considerations relate to highway safety, ecology, visual impact, landscaping and the impact on the living conditions of those in adjacent dwellings. The Residential Design Guidance provides further advice on how such impacts may be assessed.

- 3.0 Planning history
- 3.1 The site has been the subject of no applications since the initial approved for the dwelling under IDO 7055, approved on 18.08.1950. No conditions were attached to restrict its occupancy.

- 4.0 The proposal
- 4.1 Proposed are alterations and extensions to the existing house. The applicants currently accommodate their mother/mother-in-law and they wish to extend the property to provide accessible accommodation on the ground floor for her whilst also improving the internal circulation and the amenities of the existing property. They also wish to install solar panels to generate energy and at present the house faces due west with no south facing roof slopes. The existing dwelling floor area is 180 sq m and what is proposed amounts to 316 sq m - a 76% increase.
- 4.2 The extensions are all single storey and are to be added to both side elevations. The additional fabric will be rendered to match the existing house and with modern styled windows which, in time will be replicated within the main house.
- 4.3 The existing flat roofed annex on the northern elevation which is of poor construction, is to be removed and replaced by a new pitched roofed extension which will project 4.15m from the existing main northern elevation. This will wrap around the side and part of the rear of the house and provide a new door, replacing the existing northern pedestrian access door, into the house.
- 4.4 The new accommodation will not be self contained and there is internal access maintained into the remainder of the house.
- 4.5 On the southern elevation there will be an extension which projects 5.7m from the existing southern elevation. This will accommodate a living, dining and kitchen space with utility room and wc accessed from the rear.
- 4.6 A new set of bi-fold doors will be inserted in place of the existing ground floor front window, with new steps leading up to it from the front garden area.
- 4.7 To the rear, a single storey three vehicle garage is proposed, replacing the existing single garage building which currently sits to the north of the house.
- 4.8 The area to the rear of the house is to be lowered with a new retaining wall introduced to support the bank and new drainage will be installed which will deal with the water which flows down the bank and affects this rear garden area. This water will be channelled into a soakaway. All excavated material will be re-used within the site, supporting existing trees.

- 4.9 The positions of all nearby trees have been shown on the drawing, together with the Root Protection Area which will be adhered to during construction works. Professional advice has been sought in respect of the impact of the proposed development on the trees and no trees will be removed as a result of the proposed works. An Arboricultural Impact Assessment and Tree Survey are attached as part of the application.
- 4.10 The position of the underground gas main is also shown on the drawings and the development is some distance from this and would neither affect nor be affected by it.

- 5.0 Assessment
- 5.1 The key issues in this case are whether the proposal accords with Housing Policy 16 and also whether there would be any adverse impact on the health and future longevity of the existing trees around the site. The works will not increase the number of people living at or coming to the site and there is sufficient distance - over 80m between the works and the nearest houses for the development not to have any impact thereon.

Housing Policy 16

- 5.2 The existing property is not traditional either in footprint, proportion, materials, details or appearance. As such, it is considered to not fall within the remit of Housing Policy 15. As such, the issue is whether the proposed works increase the impact of the building as viewed by the public.
- 5.3 The property is visible from the Ballaugh Glen Road but at a distance of over 200m and from behind an established hedge. The only clear view of the property is at a field gate on the Glen Road:
- 5.4 From this point, the property is visible, largely due to its rendered walls. What is proposed is lower than what exists and will not be predominantly rendered so will not be as visible as the main house as viewed from this direction. The house, both as it exists and as

![photograph from page 11](https://images.planningportal.im/2024/04/6951619.jpg)

- proposed, sits beneath a backdrop of the trees and hillside behind and we would submit that the proposed works would not increase the impact of the property as viewed by the public, thus satisfying Housing Policy 16. It should also be noted that the property could be extended up to 15 sq m and up to 4m in height (higher than the proposed extensions) under the the Town and Country Planning (Permitted Development) Order 2012 without planning approval and with no control over the appearance of such an extension. What is proposed, whilst larger than 15 sq m will complement what exists and sit comfortably on the site in its context.
- 5.5 The retention of healthy trees is important to the applicants who have spent considerable time and money managing the woodland and the site and have planted 13 individual trees and over 200 beech trees since purchasing the site. They have sought the advice of the DEFA arboricultural officer and submit a tree survey and statement to accompany the application.
- 5.6 The proposal will not increase the amount of traffic coming to and going from the site but the proposal will significantly enhance the parking and vehicle manoeuvring opportunities within the site and the garaging will provide secure storage for bicycles and electric vehicle charging facilities should these be required in the future. The garage will also provide much needed storage space for the equipment and items related to the management and use of the site (food and items for the applicants’ hens, equipment for the management of the woodland and such associated with the vegetables grown on the site).

## Sarah Corlett 06.03.24

APPENDIX ONE

Except from the Landscape Character Assessment, 2008 D4 ORRISDALE AND BALLAUGH Key Characteristics

- • Gently rolling topography in the north and west, steeper lower slopes of the Northern Uplands to the east.
- • Landscape is cut by incised course of Glen Dhoo (opening up to the south of Ballaugh).
- • Patchwork of relatively regular, medium-scale fields, delineated by a mature network of low hedges cover the area.
- • On the lower slopes of the Northern Uplands, fields are predominantly pasture. • Settlement pattern is dominated by a series of hamlets (including Orrisdale and Bishopscourt) and isolated farmsteads, which are scattered throughout the area, alongside nucleated village settlement of Ballaugh, containing several white-washed buildings.
- • Old Kirk Ballaugh Church (a distinctive, small brick/stone building) provides a recognisable historic feature.
- • Glimpsed views westwards across the ever-changing seascape.
- • Views to dramatic upland backdrop to the south and east.
- • Distinctive black and white kerbs lining the A3 (TT course) which runs through the area along the base of the Uplands to the south.

Overall Character Description Orrisdale and Ballaugh Incised Inland Slopes are situated at the western edge of the Island and encompass farmland, which surrounds the small-nucleated settlement of Ballaugh. In the north and west, topography is gently rolling, facilitating glimpsed distant views across the sea to the west. Further to the east, topography slopes more steeply upwards, forming the lower slopes of Northern Uplands. The relatively steeply incised course of Glen Dhoo cuts northwards through the area, becoming more open to the south of Ballaugh. A patchwork of relatively regular, medium-scale fields, delineated by a mature network of low hedges cover the area. To the east of A3, on the lower slopes fields are predominantly pasture, grazed in several places by sheep. The A3 road corridor (with associated noise and visual intrusion, especially during TT season) cuts across the area and connects a series of minor roads, leading north-west and south-east, towards the coast and the uplands respectively. Settlement pattern is dominated by a series of hamlets (including Orrisdale and

Bishopscourt) and traditional stone isolated farmsteads, which are scattered throughout the area. The nucleated, and relatively modern settlement of Ballaugh (with the church, a landmark within views from the surrounding area) lies at the foot of Glen Dhoo and at the junction between A3 and A10. Settlement character is dominated by a series of white washed houses and shops. The settlement is entered to the west (via A3), over a traditional stone hump-backed bridge, from which, sweeping views southwards along the course of Glen Dhoo can be gained. The old Kirk Ballaugh Church (a distinctive, small brick/ stone building) provides a recognisable historic feature, set against the dramatic upland backdrop to the south. There is a generally strong sense of tranquillity throughout the character area. Sense of remoteness is also relatively strong at distance from small settlements and main road corridors.

## Key Views

- • Dramatic views to muted upland backdrop to the east.
- • Glimpsed views across ever-changing seascape to the west.
- • Sweeping views southwards along the course Glen Dhoo to the south.
- • Widespread views of Ballaugh Church steeple. Historic Features • Old Kirk Ballaugh Church.
- • Several Cairns scattered throughout the area.

Ecological Features

- • Mature network of low hedgerows at field boundaries.
- • Rivers associated with Glen Dhoo and Bishopscourt Glen.

Evaluation of Inherent Landscape Sensitivities

- • Mature network of low hedges.
- • Ecological value of the aquatic ecosystems and riparian habitats.
- • Scattered settlement pattern of traditional farms and hamlets.
- • Sites of archaeological importance.
- • Sense of tranquillity and remoteness.

Landscape Strategy The overall strategy for the area should be to conserve and enhance the character, quality and distinctiveness of the area with its patchwork of relatively regular, medium-scale fields, its mature network of low hedges, its tranquil and remote character and its traditional hamlets and scattered farm buildings.

STRATEGIC PLAN POLICIES 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 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; (1) Wildlife Sites are defined in Appendix 1 41
- (ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or
- (iii) Marine Nature Reserves; or
- (iv) National Trust Land.

- (c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats.

Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward.

Environment Policy 7: Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which could not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria:

- (a) all watercourses in the vicinity of the site must be identified on plans accompanying a planning application and include an adequate risk assessment to demonstrate that works will not cause long term deterioration in water quality;
- (b) details of pollution and alleviation measures must be submitted;
- (c) all engineering works proposed must be phased in an appropriate manner in order to avoid a reduction in water quality in any adjacent watercourse; and
- (d) development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species.

Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).

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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/32443-ballaugh-fo-ghlion-extension-garage/documents/1063031*