**Document:** Planning Statement
**Application:** 24/00859/B — Erection of single-storey dwelling
**Decision:** Refused
**Decision Date:** 2025-05-30
**Parish:** Michael
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/32690-michael-scrondall-single-storey-dwelling/documents/1066999

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# Planning Statement

Re: 24/00859/B Good afternoon Paul, Following on from our meeting, I cover below a consolidated statement for this proposal that hopefully assists you with completing your report. If you could kindly refer to the previous statements also for complete clarity. The application is for the erection of a single storey dwelling to the existing plot. You have taken over this application from Toby Cowell who I was liaising with. A revised statement and drawings were added to the application back in 29th November 2024 that covered comments raised by Ecological, Forestry and MUA. These comments were alleviated via these revisions and site visits with the main outline of these being described below.

- 1.0 Application input and comments

- 1.1 Ecological Department are happy with the proposal following a site visit and confirmation was had via an email dated 19th December 2024. Proposed additional mitigation for Ecological purposes:

- - More native species to be included within the new hedging. To include a mix of the below: Blackthorn, hawthorn, burnet rose, dog rose, hazel and crab apple.
- - Bird and bat bricks to be built into the dwelling to mitigate potential loss of roosting or nesting space.
- - Japanese Knotweed was not found on site. During checks undertaken across the site between April and September. Should Japanese knotweed be found, a programme of eradication should then follow and precautions should be put in place to ensure that it is not spread, particularly down the river via Government guidance.

- 2.0 MEA Department are happy with the revised proposal as per their application response dated 2nd December 2024.
- 3.0 Forestry

- 3.1 The Agent organised a site visit by one of the Forestry Arboriculture Officers on Thursday 10th October 2024 which was undertaken with both applicant and agent.
- 3.2 The site visit assisted in alleviating some concerns and a helpful discussion on moving forward.
- 3.3 A subsequent revised tree plan/mitigation plan was supplied to Forestry and they came back to and have assisted in the creation of the revised drawing PL05.

- 3.4 In brief:

- - Additional mitigation tree planting has been proposed that includes Betula Pendula, Prunus Spinosa, Alnus Glutinosa and Sorbus Aucuparia trees. These have been positioned in locations to soften the appearance of the dwelling and also in place of the Cupressus to be removed near the substation location. This will maximise the benefits of these trees to the surroundings.
- - As noted on the revised drawing, it is proposed that all the footings but especially to the Eastern/Northern border where concerns are had regarding the impact of the dwelling on the remaining trees will be designed by an Engineer and potentially of a piled design to omit any potential impact on the trees.
- - The impact of the dwelling on the existing Eastern/Northern trees will be minimal not only because of the footing design method proposed but also because of the min distance between at approximately 6.5m and as such not encroaching into tree canopy area.
- - It is confirmed that the concern of classification of T21 and T22 is redundant given they have been removed on the week of 11th September 2024 under maintenance works by MUA their contracted Tree Surgeon Contractor. These were removed alongside significant lopping of other trees and clearing of the site.
- - T24 has been added to the plan which is a Betula pendula. This is proposed to be removed and as existing is lopped. Forestry have confirmed it has grown suppressed and to a poor condition and as such removal given the planting mitigation proposed should be suitable.

- 4.0 Highway Department are happy with the application.
- 5.0 Local Commissioners have not commented on the application to date going by the Planning Portal.
- 6.0 Fisheries Department are happy with the application.
- 7.0 Flood Department are happy with the application.
- 8.0 Drainage Department are happy with the application.
- 9.0 Outline of proposal against IOM Strategic Plan and more

9.1 The Town and Country Planning Act (1999) clearly states what may be taken into account in any planning application and this includes 10(4) d all other material considerations. This is critical to all applications but especially applications such as this whereby policy can be viewed differently.

- 9.2 Pre application advice was sought and given by Jason Singleton (Senior Planning Officer) in June 2024. This advice included the strong case for such applications against section 8.8 Groups of Houses in the Countryside of the IOM Strategic Plan 2016. He also referred to a similar application that was approved via appeal in September 2023 in Port Soderick (23/00267/A). The inspector strongly agreed in this case that ‘The IMSP at Section 8 clearly recognises that small groups of buildings in the countryside, which do not have the characteristics of a settlement, may still have a sense of place and community. In such locations, sensitively adding a new dwelling to the group can help meet rural needs, maintain social and family associations and support the local economy’.
- 9.3 This pre application advice was taken on board and formed the basis for this application being submitted given the strong similarities and points.

- 10.0 For clarity below is a direct reply to section 8.8 of the IOM Strategic Plan 2016. 8.8 Groups of Houses in the Countryside

- 8.8.1 There are in the countryside many small groups of dwellings which, whilst not having the character of, or the full range of services usually provided in a village, nevertheless have a sense of place and community. These groups are found variously at crossroads, in places sheltered by trees or topography or around chapels, abandoned mills or smithys.

10.1 The Ballaugh Glen Road has a strong sense of place and community. 10.2 There are approximately 25 houses to the North of the proposed site along the road on similar plots. 10.3 There are approximately 15 houses to the South of the proposed site along the road on similar plots. 10.4 These plots are located on both sides of the road as is the case for many locations throughout the IOM, including villages. 10.5 The site in question is in a location sheltered by trees. 10.6 The site in question was next to an old workshop that has in the past been replaced with a residential dwelling.

- 8.8.2 Adding further dwellings to these groups may not accord with our strategic objectives relating to settlements and sustainability but may assist in meeting the need of rural areas; may maintain social and family associations and assist in sustaining the rural economy; and may reduce the pressure for purely sporadic and isolated development which the Department would not support. Such additions

would also need to be sensitively related to the existing settlement pattern and the landscape.

- 10.7 The site in question would meet the need of this rural area by creating an additional dwelling that Ballaugh needs.
- 10.8 The proposal would allow for maintaining strong social and family association and sustain the rural economy. The applicant grew up along Glen Road and has lived in various properties along it over the years. Close family members still live in some surrounding properties to the site and also run a nearby farm that utilises some of the surrounding farmland.
- 10.9 The site is very specific and certainly not a random area of open countryside. This would reduce the pressure for sporadic and isolated development.
- 10.10 The proposal has been sensitively designed to relate to the existing settlement pattern and landscape of Ballaugh Glen Road. It would be surrounded by several residential properties of varying styles forming a cluster that is typical on the IOM.

8.8.3 In the most recent local and Area Plans, the Department has in fact identified a number of these opportunities and in future Area Plans all groups of houses in the countryside will be assessed for development potential by identifying the village envelope or curtilage and providing the opportunity for appropriate development within this area. There may be some settlements where no additional dwellings will be permitted. In considering the definition of this curtilage or envelope, particular regard will be had to the value of existing spaces in terms of their contribution to the general character of the settlement or to public amenity more generally. It is important, however that such development is controlled by the development plan process rather than as ad hoc decisions taken in isolation.

- 10.11 Unfortunately no mention has been given within the proposed area plan for the North and West to groups of houses in the countryside that could matched to. This seems to be a big negative for future planning on the IOM considering the large area of what is deemed to be countryside outside of village settlements.
- 10.12 A sensitively added dwelling on the site would consolidate the hamlet without expansion into the open countryside and would provide a home for a local family strongly connected with the farming economy.
- 10.13 The proposal would contribute to the character of the settlement and would certainly not be ad hoc.

## 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.

- 10.14 The site is on one of two roads off of the A3 main road running through Ballaugh. This road on the IOM hierarchy map is classed as access. This is the same level to which the main proportion of Ballaugh settlement is located.
- 10.15 The site is only 0.8km from the village settlement boundary. This in fact would be reduced more going by certain sites noted on the recent inspection into the North and West Area Plan.
- 10.16 This is a small distance to a village that has a public house, shop, school, village hall, church, amenity space and strong connections to public transport that goes to all areas of the IOM.

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.

- 10.17 The site is clearly close enough to the existing settlement boundary to allow for direct use of amenities whilst not impacting the physical separation.
- 10.18 The site is a natural infill to an already strong build up area along Ballaugh Glen Road.
- 10.19 The proposed design incorporates a strong local character of white render and traditional window apertures with a slated roof. All of which are typical of traditional Manx dwellings. Local materials will be sourced as much as possible.

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.

- 10.20 The proposal puts in a large amount of site mitigation and improvement. The current site is bare scrub with no aesthetic or environmental benefit (See ecological departments comments). The proposal will actually make a positive contribution to the environment of the island both for the immediate area and also further afield by increasing the natural bio diversity of the site that will increase natural species and fauna.

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;
- (c) not adversely affect highway safety for all users, and
- (d) encourage pedestrian movement

- 10.21 The hamlet is under 1km from the main arterial A3 route serving the IOM including both Douglas and Ramsey. This allows for use of the frequent public transport along this route.
- 10.22 It will not adversely affect highway users as the site already has an existing vehicular access. Highways also are happy with the application following strong pre application input.
- 10.23 Pedestrian movement from the site is naturally encouraged. This is due to the close proximity to the main village area with its school, shop, village hall, church, amenity space and public house. The site is also only 0.5km from the Ballaugh Plantation that has multiple walking routes and is incredibly popular with an overall size of approximately 140 hectares.

- 11.0 Other points

- 11.1 It cannot be recognised that the site is a green space of any particular value in this case.
- 11.2 The proposed building, along with the existing frontage development, would continue to be seen against the rural backdrop provided by the open farmland rising to the West. The site and the proposed development would be partly screened by existing and proposed boundary vegetation, thereby softening its visual impression when viewed from the road.
- 11.3 The proposal would fit harmoniously into this frontage.
- 11.4 We are dealing with a site here that currently does not add to the surrounding landscape with its invasive overgrown Leylandii trees and empty plot feel. It certainly is not an open space within the countryside. It clearly is a specific plot bounded on all sides by both roads and a river and surrounded by other residential dwellings.
- 11.5 The proposal has been sensitively designed to relate to the existing settlement pattern and landscape of Ballaugh Glen Road.

- 11.6 Although not zoned for development, the land clearly appears as a natural infill plot located along Ballaugh Glen Road, surrounded by residential development on both sides of the highway. Please see plan to end of this statement.
- 11.7 The proposal respects, maintains and due to it’s use, enhances the natural environment and biodiversity of the landscape and should be looked upon favourably by the Planning Department.
- 11.8 Development on this site would consolidate the settlement without expanding into the countryside and would not be harmful to the character or appearance of the landscape. Every application should be judged on its own merits and favourable consideration should be given to this proposal.
- 11.9 The site is clearly a residential area typical of Ballaugh and other hamlets throughout the IOM. These properties have strong boundary hedgerows and screenings. The proposal is similarly well screened and the open field backdrop with tree line would remain and be unobstructed. The proposal would fit in with the character and visual appearance of the locality.
- 11.10 The proposed dwelling would not constitute ribbon development and it would merge naturally into the existing settlement of Ballaugh Glen Road.
- 11.11 The Strategic Plan 2016 no longer works or makes sense for what this Government is trying to achieve. The particular local and personal circumstances outlined within this proposal weigh substantively in favour of the proposal and should be looked upon favourably.
- 11.12 The proposed development given it’s carefully thought out positioning and design would not harm the character and quality of the landscape. It will be an aesthetically pleasing unit that will respect the surroundings and improve overall quality of the site and surroundings.

- 11.13 The development would follow the settlement pattern and would set no precedent.
- 11.14 This proposal site is within a sustainable and accessible location.
- 11.15 The site once completed will create a natural habitat far superior to what is there currently which in turn will be in line with the Ecological Department.
- 11.16 This development is proposed for a clear reason as outlined in the application and this statement. The applicant has deep history to the area and with proposing it will be reducing the demand on the open housing market which is something that is incredibly strained.
- 11.17 Every application should be judged on its own merits and favourable consideration should be given to this proposal, bearing in mind its location, previous

development in the locality, specific senior planning officer pre application input and the favourable Inspector comments made in connection with the similar application described above.

12.0 Infill Clarity: On the next page is a snapshot overlay showing the main existing settlement properties along the road and the proposed site. This clearly shows the proposal site being naturally infill into the existing settlement.

Orange denotes existing settlement areas along roadside showing the proposal to marry in seamlessly.

![map or plan from page 9](https://images.planningportal.im/2024/07/238105.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/32690-michael-scrondall-single-storey-dwelling/documents/1066999*