**Document:** APL Planning Statement
**Application:** 24/91015/B — Roof, window / door alterations and erection of garage extension (partial retrospective)
**Decision:** Permitted
**Decision Date:** 2025-03-11
**Parish:** Braddan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/33263-braddan-farmhouse-bibaloe-moar-extension-garage/documents/1074584

---

# APL Planning Statement

## Planning Statement For Alterations And Extensions To Dwelling, Bibaloe Moar, Whitebridge Road, Onchan Im4 5Ae

![An aerial view showing a rural property with a cluster of buildings and a track, with a specific building highlighted by a red circle.](https://images.planningportal.im/2024/09/240396.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 The site
- 1.1 Bibaloe Moar Farm sits on the eastern side of Whitebridge Road (A2) as it rises out of Molly Quirk’s Glen dip out of Onchan and towards Baldrine. Access into the site is via an existing drive from the A2. Traffic on the A2 at this point is legally restricted to 40 mph.
- 1.2 The site accommodates a range of buildings including a farmhouse which sits slightly apart from the farm yard, to the west and south.
- 1.3 The land slopes downward from north to south.
- 1.4 The buildings on site include a house (annotated A on the attached plans) which has recently had works done to it in the form of the replacement of the roof and windows. The front bays have been replaced and there have also been alterations to windows and doors.

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

![A photograph of a two-story detached house undergoing renovation, featuring a single-story front extension with blue protective sheeting covering the openings.](https://images.planningportal.im/2024/09/6906472.png)

1.5 Other buildings include a large portal framed agricultural building which has been re-sheeted and for which planning approval has been granted (building B on the accompanying plans - see Planning History below).

1.6 There are also a number of traditional stone buildings (buildings C, D, E and F on the attached plans) some of which have had work done to them - some refurbishment, replacement windows and doors. There is also a brand new stone building within the farmyard. Until relatively recently there was a large portal framed agricultural building to the south of the existing farmyard but that building has since been removed (see right).

Sarah Corlett Town Planning Consultancy Ltd
Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW
t: 07624 485517
e: planning@sarahcorlett.com
w: www.sarahcorlett.com
Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett
Company Registration 134325C

![A photograph showing the side elevation of a two-story rendered house with a lower single-story extension on the right featuring a window covered in blue sheeting.](https://images.planningportal.im/2024/09/240400.jpg)

![A site plan showing the layout of a property with surrounding roads and neighboring buildings, featuring a red circle highlighting a specific structure.](https://images.planningportal.im/2024/09/240401.jpg)

- 1.6 The Department of Environment, Food and Agriculture Enforcement Officers have contacted the owner of the site in respect of various alleged breaches of planning control, which are noted above and including the concreting of the upper yard. Retrospective approval was sought for the cladding of the barn, and granted. Concern was also expressed that the most recent building was being used as a hangar for a helicopter. This is not currently the case and any such use will be the subject of a further planning application. The remaining alleged breaches are now the subject of retrospective applications for regularisation. As the works were undertaken less than four years ago, full planning approval is being sought rather than Certificates of Lawfulness.
- 1.7 The farm is of some age, the farmyard appearing on the 1860s County Series maps. The dwelling does not appear though, the farmhouse being to the south of the farm group (where the former portal framed building was located) with a large residential curtilage to the east - see below.
- 1.8 The farmhouse is the most prominent of the buildings on site, appearing above the existing buildings in the heart of the village as one passes Corkill’s Garage towards the traffic

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

![map or plan from page 4](https://images.planningportal.im/2024/09/6906474.png)

lights at the bottom of Avondale Road. As one proceeds along Whitebridge Road approaching the brow of the hill alongside Barrule Drive, the farmhouse appears again very prominently in this landscape.

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

![Composite image showing two views of the site surroundings, including a distant house on a hillside and a street scene with terraced housing and cars.](https://images.planningportal.im/2024/09/240405.jpg)

## 1.9 The farm buildings are also visible from Groudle Road and from within Lakeside.

![A composite image showing a single-story bungalow with garden hedges and a view of the surrounding rural landscape and fields.](https://images.planningportal.im/2024/09/240408.jpg)

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

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

![A rural landscape photograph showing green fields and rolling hills in the background, with stone buildings including a long barn-like structure and a smaller outbuilding in the mid-ground.](https://images.planningportal.im/2024/09/240411.jpg)

- 2.0 Planning status
- 2.1 The site lies within an area designated on the Area Plan for the East (2020) as Open Space (which may be for a particular purpose). It is outside of the settlement of Onchan.
- 2.2 Development in such areas is generally presumed against unless it complies with the following exceptions as set out in General Policy 3 of the Strategic Plan:

- (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.

and

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 overriding national need in land use planning terms which outweighs the

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

## requirement to protect these areas and for which there is no reasonable and acceptable alternative.

- 2.3 The Infrastructure Constraints map accompanying the plan shows high voltage electricity lines to the east of the farm buildings.
- 2.4 The Landscape Character Assessment prepared in 2008 is referred to and summarised in the Written Statement accompanying the Area Plan and states the following about this area of Incised Slopes - Conrhenny and Groudle (the full Assessment is set out in Appendix One):

Landscape Strategy Conserve and enhance:

- a) the character, quality and distinctiveness of this area of relatively sparse settlement;
- b) its valley bottom woodland;
- c) its National Glens;
- d) the various archaeological features within the area.

Key Views Dramatic views to an Upland backdrop to the North and West. Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to strongly recognisable sense of place. Close and distant views to the northern edge of Onchan/ Douglas settlement, which is visually harsh in places. Channelled views along the corridor of the Groudle River, which is enclosed in places.

- 2.5 The site is not within an adopted or proposed Conservation Area.
- 2.6 The site is not shown as being at risk of flooding, there are no Registered Trees within the site and it is not identified as being ecologically important or sensitive.
- 2.7 Planning approval may be granted for development which is justified in agricultural terms:

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

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.

2.8 Existing dwellings may be altered and extended providing that such works are appropriately designed and proportionate to what exists (traditional buildings) or do not result in an increased visual impact (non traditional buildings):

- 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).
- Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.

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

- 2.9 Existing houses in the countryside may be replaced but only in certain circumstances and there are requirements about the location, size and design of their replacements:
- 2.10 Existing non-residential buildings may be converted to other uses:

Housing Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where:

- (a) redundancy for the original use can be established;
- (b) the building is substantially intact and structurally capable of renovation;
- (c) the building is of architectural, historic, or social interest;
- (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building;
- (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and
- (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.

Such conversion must:

- (a) where practicable and desirable, re-establish the original appearance of the building; and
- (b) use the same materials as those in the existing building. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.

Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character.

Environment Policy 16: The use of existing rural buildings for new purposes such as tourist, or small-scale industrial/commercial use may be permitted where:

- a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation;
- b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction;

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

c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character;

- d) there would not be unacceptable implications in terms of traffic generation;
- e) conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and
- f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site.

Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document.

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

- 3.0 Planning history
- 3.1 There have been number of applications submitted for this site:

09/01825/A - approval in principle for a replacement dwelling - refused at appeal for the following reasons:

- • The existing house is not of poor form and the replacement was not of a traditional character.
- • The size and form of the proposed dwelling would have an unacceptable impact on the character and appearance of the rural area.

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

![A site plan for a rural property showing existing agricultural buildings, proposed demolition of a farm house and dairy barn, and a designated area for a new dwelling.](https://images.planningportal.im/2024/09/6906481.png)

- • The relocation of the new house would result in the property being more noticeable than the existing and more prominent. The inspector considered that “it is the appellant’s intention to pursue a form of development that would clearly contrary to policy and potentially would have damaging consequences for the countryside. I consider that it would be inappropriate to accept the principle of replacement of the dwelling without a finite scheme that would be acceptable in terms of the policies of the Strategic Plan.”
- • The habitable use of the farmhouse was accepted as not having been abandoned.

11/01078/B - alterations to existing vehicular access - permitted

22/01303/B - retrospective application for alterations to agricultural Dutch barn and additional side extension and proposed cladding of barn and extension - permitted

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

- 4.0 The proposal
- 4.1 This application seeks retrospective approval for the works which have been undertaken to the dwelling house and also the extension to the side to provide an attached garage.
- 4.2 The works which have been undertaken are:

- • Re-roofing in natural slate to match the original
- • Repair of the four chimneys to replicate the originals
- • Reconstruction of the two bays on the front elevation in a square form
- • Removal of the former eaves level peak on the front elevation
- • Replacement of all of the original windows with new sliding sashes

- 4.3 Some of the works would not, in our view, require planning approval: the replacement of a roof with the same or similar materials and the replacement of windows such that there is no material difference between before and after would comply with Section 6(3)ii of the Town and Country Planning Act 1999. Planning approval is not required for the replacement of the windows in any case, irrespective of whether they replicate the originals (Class 24 of the Town and Country Planning (Permitted Development) Order 2012). The existing front door has been removed and will be replaced with an identical timber door.
- 4.4 The re-roofing of the property and reconstruction of the chimneys all match what formerly existed and as such there is considered to be no material change and no adverse impact to the character and appearance of the building or the visual impact it has on the landscape.
- 4.5 The reconstruction of the front bays is a little different to what existed formerly, the original bays having been angled with a single sliding sash window in each front side. The entrance had low rendered walls with timber work above forming a porch within the front bay arrangement.
- 4.6 The original eaves level peak is not a particularly common traditional feature on the Island, and appears from the photograph to lack the detailed fascia which is often found where such features exist. Similarly, the round headed window beneath lacks a consistent banding around it as have the windows elsewhere on the front elevation, leading to these features appearing rather weak on this principal elevation.

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

- 4.7 The original quoins have been retained on the ground floor of the front elevation but the banding around the windows has not been retained or replicated in the refurbishment of the external render of the building.
- 4.8 Whilst the building is neither Registered nor within a Conservation Area, it is nevertheless of an age and is an attractive building which sits comfortably in its context and forming part of the largely traditional group of farm buildings. The works which have been done to the property retain this interest and attractiveness whilst being part of a scheme of refurbishment enabling the building to become a habitable and comfortable dwelling in which to live.
- 4.9 It is important to note that the application seeking to replace the house was not refused due to any concern about the loss of the house but rather issues with what would replace it. The applicant has chosen not to pursue the demolition and replacement of this dwelling but has invested time and money in refurbishing it to a modern standard, renewing and where

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

![A photograph of a two-story detached house with pebbledash rendering and blue window frames, appearing to be in a state of disrepair or renovation.](https://images.planningportal.im/2024/09/6906485.png)

![A photograph of a two-story detached house with pebbledash rendering, showing signs of renovation with blue tape around the window frames.](https://images.planningportal.im/2024/09/240415.jpg)

appropriate, reproducing the important elements of its chimneys, roofing, windows and in the case of the bays, slightly altering them to enable more light to the inside of the dwelling and better appreciation of the spectacular views therefrom, the other ground floor windows having little or no view or natural light due to the surrounding vegetation which form part of the character of this part of the site.

- 4.10 The proposed garage is single storey and has a pitched edged slated roof with an area of gently sloping rolled lead in the centre to allow the appearance of a pitched roof and avoiding interference with the long side window on the first floor.
- 4.11 The proposed works will not increase the number people on the site and thus will not affect highway safety, noting that the access has recently been modified with planning approval.

Land use designation

- 4.12 Whilst the site is not designated for development, there are clearly policies which allow for alterations and extensions of existing dwellings. In this case the dwelling is considered to be traditional and as such Housing Policy 15 would be the relevant Strategic Plan policy to be applied. The extensions are minimal - the bays being marginally wider than what existed and far less than the 50% allowed for in this policy. The works have largely respected the form, proportion and appearance of what existed previously, thus satisfying those parts of the policy. It is our view that the proposal is more sympathetic to the character and appearance of the house than would be a garage which could be built under Permitted Development in terms of our proposal matching the profile and form of the front bays.

Impact on neighbours

- 4.13 Given the remote location, the proposals on this site will not have any impact on any neighbours.

Impact on the character and appearance of the area

- 4.14 The building is clearly visible to the public but we would submit that the changes thereto - those that have already been undertaken and the extension that is proposed - are minimal, certainly when viewed from the various public vantage points, and retain the existing character and appearance of the building and its setting, conserving and enhancing the character, quality and distinctiveness of this area as is required by the Landscape Character Assessment. It should be noted that that the ground floor of the front elevation is

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

largely hidden from view in the longer distance by the hedging and trees immediately surrounding the house.

- 4.15 The proposal has no impact on highway safety, generating no greater amount of traffic than does the existing property. There is sufficient space around the proposed garage to enable a vehicle to access from and egress onto the farm lane.
- 5.0 Conclusion 5.1 We would submit that the proposal complies with the relevant policies - Environment Policy 1 and Housing Policy 15 - and would result in the retention of an interesting building which sits comfortably in its environment and enables this historic group of agricultural buildings to remain an attractive and prominent feature of the south facing hillside overlooking Onchan village, preserving the character, quality and distinctiveness of this part of the landscape in accordance with the Character Assessment.

## Sarah Corlett 30.08.2024

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

Appendix One

Excerpt from the Landscape Character Assessment 2008

D3 CONRHENNY/GROUDLE Key Characteristics

- • Gently rolling topography, which is cut by a series of rivers.
- • Contain the relatively narrow corridors of the Groudle and Ballacottier Rivers.
- • Patchwork of organised pasture and arable fields delineated by a combination of hedgerows, Manx banks and visible drainage ditches.
- • Patches of regular coniferous woodland plantations as visible landmarks with the surrounding landscape.
- • Distinctive black and white Manx milestones lining the A2 road corridor.
- • Series of scattered, isolated farmsteads (several of which have associated modern farm buildings).
- • Sense of enclosure provided by Uplands to the north-west.
- • Open views to visually harsh red roofs of modern housing developments at the edge of Onchan dominate views southwards.
- • Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to strongly recognisable sense of place.

Overall Character Description This character area encompasses gently rolling topography, which is cut by a series of small rivers and streams, including Groudle River and Ballacottier River, which flow north-south across the area. To the north of Onchan, the Groudle River has been dammed to form two triangular reservoirs, Kerrowdhoo and Clypse, which are visible on the horizon on approach to the area. Landscape within the area is covered by a patchwork of organised pasture and arable fields, which are delineated by a combination of hedgerows and Manx banks. Ditches are also characteristically visible at field boundaries in certain locations. Three regularshaped coniferous woodland plantations are situated on sloping land to the northeast of Onchan and provide recognisable sense of place. Set against a dramatic upland backdrop, these woodlands create a sense of enclosure surrounding Conrhenny equestrian centre and provide recognisable landscape features within an otherwise predominantly open landscape. To the south, the area is served by the main A2 road, which runs along the coastline and connects Douglas in the south to Laxey in the north. A series of relatively quiet, rural roads lead northwards from this main road corridor, towards the upland backdrop. Settlement

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

pattern consists of a series of scattered, isolated farmsteads, several of which have visually intrusive modern farm buildings in proximity to the older, traditional farmhouses. A sense of enclosure is provided by Uplands to the northwest. Overall, there is a relatively strong sense of tranquillity throughout the character area, at distance from major roads corridors and the edges of Onchan. To the north of Onchan, the geometric course of the A18 (TT course), with several viewing platforms and Marshals’ boxes, provides a recognisable transport corridor within the area. The sense of tranquillity is greatly disturbed during TT season. The meandering path of the Groudle River (which is enclosed and wooded in places) abuts the north-eastern edge of Onchan and flows eastwards to join the sea at Port Groudle. Just to the south of this river corridor, King Edward Bay golf course (situated on a prominent hill, and consisting of several areas of rough grassland and heathland) provides a distinct and recognisable landscape feature. In several places, open views to visually harsh red roofs of modern housing developments at the edge of Onchan dominate views southwards. Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to a strongly recognisable sense of place.

## Key Views

- • Dramatic views to an Upland backdrop to the north and west.
- • Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to strongly recognisable sense of place.
- • Close and distant views to the northern edge of Onchan/ Douglas settlement, which is visually harsh in places.
- • Channelled views along the corridor of the Groudle River, which is enclosed in places. Historic Features
- • St. Adamnan’s/Lonan Old Church
- • Standing stones and tumuli

Ecological Features

- • Biodiversity value within regular patches of predominantly coniferous woodland.
- • Stream corridors.
- • Intact network of mature hedgerows.

Evaluation of Inherent Landscape Sensitivities

- • Fragmented woodland in valley bottoms.
- • Rivers and reservoirs with riparian habitats.

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

- • Scattered settlement pattern of isolated farms and hamlets.
- • Sites of archaeological importance.
- • Manx Milestones by roadside.
- • Well-vegetated character alongside A-roads.
- • Victorian Isle of Man Steam Railway and station.

Landscape Strategy The overall strategy is to conserve and enhance the character, quality and distinctiveness of this area of relatively sparse settlement, its valley bottom woodland, its National Glens and the various archaeological features within the area.

Sarah Corlett Town Planning Consultancy Ltd 21 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/33263-braddan-farmhouse-bibaloe-moar-extension-garage/documents/1074584*