**Document:** APL Planning Statement
**Application:** 24/00675/B — Erection of ground floor and first floor extensions to dwelling and erection of a detached garage with living space above
**Decision:** Permitted
**Decision Date:** 2024-10-01
**Parish:** Malew
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/32628-malew-walden-garage-dwelling/documents/1066182

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# APL Planning Statement

## Planning Statement In Support Of Alterations And Extensions Of Walden, Phildraw Road, Ballasalla, Malew Im9 3Eg

![An aerial site location map showing a rural property with a detached house, driveway, and surrounding green fields.](https://images.planningportal.im/2024/06/7057586.jpg)

Sarah Corlett Town Planning Consultancy Ltd 1 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 Walden is an existing detached dwelling which sits with its western gable adjacent to Phildraw Road and only a short distance - approximately 5m - from it. The property has a traditional gable which is visible from the highway but at the front there is a single storey lean to annex alongside which is a modern conservatory. The “front” (southern) elevation has eaves level peaked roofed dormers: the rear elevation has an elongated castled roof which abuts a rendered entrance wall which provides a guided access into the property and to a hard surfaced car park area.
- 1.2 The property sits within a landscaped site extending to approximately 0.3 ha (0.7 acres).

Sarah Corlett Town Planning Consultancy Ltd 2 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 2](https://images.planningportal.im/2024/06/7057587.jpg)

1.3 To the immediate south is another residential property with its gable close to the highway - Sunnyside - and which also has a detached garage with accommodation above serve by a dormer window facing the road.

Sarah Corlett Town Planning Consultancy Ltd 3 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 of a residential property featuring a stone facade on the left and a rendered facade on the right, with a driveway and stone boundary walls.](https://images.planningportal.im/2024/06/7057589.jpg)

![A photograph showing the existing white-washed detached dwelling with a driveway and white boundary wall, set in a rural environment.](https://images.planningportal.im/2024/06/7057590.jpg)

- 1.4 To the north, running at right angles to the road is Ballavoddan Barn, a site which had permission in principle for the erection of a dwelling with the existing barn demolished (see Planning History).
- 1.5 To the south, announcing the entrance to Phildraw Road is Silverdale Farm which is an elongated traditional farmhouse.
- 1.6 Phildraw Road is characterised by a variety of interesting dwellings, some of which are close to the road and others are further from the road with many being of substantial size and almost all set within attractive landscaped grounds.
- 1.7 The Awin Ruy runs to the east of the site which originates at Solomon’s Corner on the A3 Foxdale Road and continues to the Ballasalla where it joins the Silverburn and together they flow to the sea at Castletown harbour.
- 1.8 Unlike Sunnyside and Ballavoddan Barn, Walden does not appear on the 1860s County Series maps although the core of the building is of a considerable age.

Sarah Corlett Town Planning Consultancy Ltd 4 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 white, two-story detached house with a slate roof situated behind a hedge and low wall along a rural road.](https://images.planningportal.im/2024/06/7057592.jpg)

- 2.0 Planning context
- 2.1 The site lies within a wider area of Low Density Housing in Parkland on the Area Plan for the South which was adopted in 2013.
- 2.2 This designation replicates that on the Isle of Man Planning Scheme (Development Plan) Order 1982. There is an accompanying Planning Circular which provides more detailed guidance on how such areas should be development. Planning Circular 8/89 states that development of such area should involve buildings “which must be substantial and

Sarah Corlett Town Planning Consultancy Ltd 5 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 planning site location map showing land designations with green hatching labeled 'Prop LDHP' and a numbered site marker near a road.](https://images.planningportal.im/2024/06/7057594.jpg)

designed and finished to the highest quality” and each dwelling should be in at least 1 acre of its own grounds so as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees.

- 2.3 There are no Constraints shown on the relevant map attached to the Area Plan. Further consideration of the relevant Government maps shows that there is an area of Registered Trees to the south east of the existing house (RA0269).
- 2.4 There are areas of low and medium surface water flood risk, reflecting what currently happens on site. There is no risk of river or tidal flooding of this site.
- 2.5 There is a protection of trees and ecology in the Strategic Plan Environment Policies 3, 4 and 7.
- 2.6 Environment Policy 1 protects the countryside for its own sake and presumes against development which would adversely affect it. This policy clarifies that the “countryside

Sarah Corlett Town Planning Consultancy Ltd 6 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 site location map displaying the property 'Walden' and surrounding rural land, featuring a prominent red shaded area likely indicating a flood risk zone near a pond.](https://images.planningportal.im/2024/06/7057596.jpg)

comprises all land which is outside the settlements defined in Appendix 3 oft A.3.6 or which is not designated for future development on an Area Plan”. Whilst outside the settlement boundary, the site is designated for development in the form of proposed low density housing in parkland and as such is not considered to be “countryside”. That said, Strategic Policies 3, 4 and 5 and Environment Policy 42 all require that development protects the individual character of towns and villages and makes a positive contribution to its context and surroundings.

- 2.7 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.
- 2.8 The Residential Design Guide also provides guidance on residential extensions, noting that:

## 4.1.5 The main design elements that should be considered include:

- •the relationship to the original part of the building ̶ including materials, design and detailing (such as window materials and proportions);
- •the relationship with adjoining properties ̶ including the building line, roof line, orientation, and the slope of the site;
- •the pitch, shape and materials of the original roof ̶ including the presence of original dormers and chimneys; and
- •the impact of the alterations on the living conditions of future occupiers ̶ consideration of loss of private amenity, external space, and impact on issues such as bin storage. For example, an extension should not lead to a situation where there is no amenity or where bins are left on roads/lanes as a result.

## 4.1.6 All extensions and alterations, particularly those incorporating moderndesign approaches, should be considered holistically with the original/mainbuilding and its setting in the landscape/townscape to avoid an awkward jarringof materials and forms.

Sarah Corlett Town Planning Consultancy Ltd 7 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

- 4.2.9 The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings)…
- 4.3.1 Extensions should generally be in keeping with the character and appearance of the street in which they are seen.

- 4.7.1 The Department has seen a rise in flat roofed typed extensions in recent years, some being more successful than others.

Using a Parapet

- 4.7.2 It is generally considered that the design of the flat roof extensions should utilise parapet walls including architectural detailing. For example, variation in brick patterns, detailing over windows/doors, variation in materials used, banding course etc.

Design and Finishing

- 4.7.3 Furthermore, contemporary designed flat roofed extension can be acceptable in certain circumstances.
- 4.7.4 Also, careful consideration of the finishes of the extension needs to be given to avoid a jarring being existing and new.

Explaining Choosing a Flat Roof Design

- 4.7.5 Any application should explain the reasoning for why a flat roofed design was considered and why the design approach has been chosen. For example, giving the level and position or first floor windows above would prevent a pitch roof structure being built or to reduce the massing of the extension upon neighbouring properties etc.

2.9 Examples are provided of acceptable forms of flat roofed extensions, including the following which incorporates a lantern light:

Sarah Corlett Town Planning Consultancy Ltd 8 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 9 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

![An architectural sketch illustrating a house with a flat roof extension, accompanied by a caption identifying it as an example of good traditional style extensions.](https://images.planningportal.im/2024/06/7057600.jpg)

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

89/00287/B - erection of garden shed and greenhouse - permitted 87/04071/B - extension to form utility room - permitted 93/00020/B - erection of conservatory - permitted

- 00/01531/B - creation of vehicular access (shared with Ballavoddan House) - refused
- 01/00001/B - creation of vehicular access (shared with Ballavoddan House) - permitted

01/01857/B - demolition of existing dwelling and replacement with new dwelling and garage

- permitted

17/00566/A - approval in principle for the erection of a replacement dwelling - permitted (see below)

Sarah Corlett Town Planning Consultancy Ltd 10 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

![This image displays a site plan illustrating the proposed development, including property boundaries, existing buildings marked for demolition, and the footprint for a replacement dwelling and garage.](https://images.planningportal.im/2024/06/7057602.jpg)

3.2 This last application was subject to a number of conditions as follows:

## 1. The development hereby approved shall be begun either before the expirationof four years from the date of this approval or before the expiration of two yearsfrom the date of approval of the last of the reserved matters.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.

## 2. Application for approval of the reserved matters shall be made to theDepartment before the expiration of two years from the date of this approval andthereafter the development shall only be carried out in accordance with thedetails as approved.

Sarah Corlett Town Planning Consultancy Ltd 11 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 detailed site plan for a property named 'Walden' showing existing trees, boundaries, and proposed development areas with technical annotations.](https://images.planningportal.im/2024/06/7057604.jpg)

Reason: To avoid the accumulation of unimplemented planning approvals.

- 3. Approval of the details of siting, design, external appearance of the building[s], internal layout, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any of these elements of the development are commenced.

Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.

- 4. The application for the reserved matters must include sufficient information to demonstrate how the existing trees on site which are to be retained, will be protected from damage during construction and the development must be undertaken in accordance with these measures.

Reason: to maintain the character of the site, much of which is attributable to the wooded nature of the site and the appearance of some of the trees on site.

3.3 No reference is made in the decision to the need for the replacement dwelling to accord with Housing Policy 14.

Sarah Corlett Town Planning Consultancy Ltd 12 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 Proposed are alterations and extensions to the existing house together with the erection of a detached garage with hobbies room above. The nearest part of the development is over 80m from the river and no part of the development will be closer to the road than is the existing building.
- 4.2 The extensions will remove some of the existing fabric, including the vestibule and kitchen on the northern elevation, the attached garage on the northern elevation, the existing lounge, sunroom and porch on the southern elevation. The fabric to be removed is almost all non original.
- 4.3 The new fabric will take the form of mostly pitched, slated roofs with two storey projecting gables replicating the pitch and proportion of the existing dwelling. The existing dwelling provides approximately 252 sq m of floor space with an attached garage which provides a further 37.5 sq m, a total of 289.5sq m.
- 4.4 The proposed scheme will result in an overall floor area of 462 sq m - an increase of 59.6% including the existing garage which could be converted to additional living accommodation without permission under Class 26 of the Town and Country Planning (Permitted Development) Order 2012 and the proposed garage will provide an internal area of 7.2m by 6m on the ground floor with an external stair providing access to a studio/hobby room above. The roof of the garage is pitched to match that of the house and the eaves at a similar height. The overall height is less than that of the house, which is truly two storey, so the garage will remain subservient to it, not unlike the situation at Sunnyside to the south.
- 4.5 This floorspace is externally broken into a number of elements with the predominant character being the pitched roofs and chimneys of the traditional Manx vernacular with a more modern orangery at ground floor level but furthest from the highway and mostly sitting behind the projecting gable closest to the highway. The existing roadside vegetation generally screens the southern elevation from view.
- 4.6 There is an element of flat roofed sun lounge which has followed the advice in the Residential Design Guide of following traditional design cues and has a lantern light and interest added by a detailed cornice and vertically proportioned glazed elements, mirroring those within the main part of the house. The flat roof has been chosen to avoid intruding into the outlook from and light to the four first floor lights which sit above the sun room,

Sarah Corlett Town Planning Consultancy Ltd 13 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

and also to enable the sun room to remain subordinate to the main house and lightweight with its mostly glazed walls compared with the solid walling of the main house to which it will be attached.

- 4.7 No alterations are proposed to the access and the existing significant area of hardstanding will be retained, providing in excess of six spaces not counting the proposed garage which will accommodate a further two vehicles with space for the secure storage of bicycles and potential charging facilities for electric vehicles.
- 4.8 No trees are proposed to be removed to facilitate the proposed extensions and the Root Protection Areas and protective fencing is shown on drawing 3C, demonstrating that no trees will be damaged as a result of the proposed works. In addition, temporary protective fencing, such as Heras fencing or a stout timber post and top rail fence, is to be erected to demarcate the Construction Exclusion Zone. The position of this fencing is indicated by the dashed pink line on drawing no 3C. The fencing must be installed for the purpose of excluding construction activity outside the construction zone area. The fencing is to be fully installed prior to any construction activity and remain in place and fully effective until work is complete. All weather notices should be attached to the protection fencing with words such as “CONSTRUCTION EXCLUSION ZONE – NO ACCESS. Under no circumstances are materials to be stored outside the construction zone. Storage areas for liquids such as fuels, oil or paint must not be situated within 10m of any trees on or within proximity to the site due to the risk of soil contamination caused by accidental spillage”.

Sarah Corlett Town Planning Consultancy Ltd 14 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 and conclusion
- 5.1 The site is within an area designated for development: as such, it is not considered to be countryside as defined by the Strategic Plan. The land use designation of Proposed Low Density Housing in Parkland assumes that dwellings will be substantial and located within spacious plots of over an acre which are landscaped.
- 5.2 The issue is therefore, whether what is proposed would be in conflict with what that land use designation aims to achieve. Notably, recent applications for other properties in the vicinity demonstrate that applications concerning sites within this area of Low Density Housing in Parkland have not been subject to the rural housing policies (EPs 1 or 1 or HPs 12, 13, 14, 15 or 16) - 19/00992/B, 19/00126/B and importantly 17/00566/A for the principle of the erection of a replacement dwelling on the application site.
- 5.3 The existing house could not be considered substantial in size although sits in a generous plot which is already heavily landscaped with Registered and non Registered Trees within and beside it and with a formal entrance with curved walls, a high gate and rendered and stone walling and gate pillars. Whilst the landscaped grounds beyond the site boundaries are outwith the ownership of the applicants and the residential curtilage, they form the visual backdrop to and visual context of the existing dwelling.

Sarah Corlett Town Planning Consultancy Ltd 15 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 15](https://images.planningportal.im/2024/06/7057609.jpg)

- 5.4 The character of the area is formed by the many very large houses in substantial and established parkland and landscape settings. What exists is visible from the road as are Sunnyside and Silverdale Farm which are both gable to and close to the road but both of which are larger buildings than Walden.
- 5.5 What is proposed will better reflect not only the land use designation of the area but also many of the properties which already exist. The scheme will also remove later additions which are considered to detract from the traditional character of the property, and add new fabric which is traditional and sympathetic in style, design and finish and which will follow the design cues from Silverdale Farm and Sunnyside, both of which have two storey elements which are considerably longer than that of Walden. The overall length of frontage of the proposal is only 2m longer than what exists (and not as long as Silverdale Farm) but much better proportioned and reflective of its surroundings and the buildings within them and the size and nature of the existing site.
- 5.6 The proposed garage is larger in area and height than would be allowed without planning permission under the the Town and Country Planning (Permitted Development) Order 2012 but is considered to better suit its context, reflecting the proportions and floor lines of the house alongside which it will sit and not dissimilar to an existing garage alongside the house immediately to the south.
- 5.7 The house and its proposed extensions are some distance from the nearest residential properties (Sunnyside is over 40m away) and as such there will be no adverse impact on the living conditions of those in adjacent dwellings from the proposed works.
- 5.8 No alterations are proposed to the access or parking areas and significantly more parking spaces will remain after the proposed extension and garage, than are required by the Strategic Plan.
- 5.9 There will be no impact on the existing trees from the proposal and it has been demonstrated that the Construction Exclusion Zone when implemented will protect all of the existing trees, Registered or otherwise, within the site.
- 5.10 In summary, it is submitted that the application is consistent with the aims of the land use designation, and has no adverse impact on the environment, in full compliance with General Policy 2, Environment Policy 3 and the Residential Design Guide. The proposal will

Sarah Corlett Town Planning Consultancy Ltd 16 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

enhance the appearance of the existing property with a resulting enhancement of the character and appearance of the area which is characterised by large dwellings in landscaped grounds, reflected in the land use designation of the site with which the proposed development complies.

## Sarah Corlett 02.06.24

Sarah Corlett Town Planning Consultancy Ltd 17 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 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

Sarah Corlett Town Planning Consultancy Ltd 18 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

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.

Sarah Corlett Town Planning Consultancy Ltd 19 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

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.

Sarah Corlett Town Planning Consultancy Ltd 20 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

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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/32628-malew-walden-garage-dwelling/documents/1066182*