**Document:** Planning Statement
**Application:** 25/90847/B — Replacement of existing single story extension to northwest elevation with associated alterations to pedestrian access and installation of flue
**Decision:** Permitted
**Decision Date:** 2026-01-29
**Parish:** Santon
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/61208-santon-ballachrink-mill-replacement-extension/documents/1113906

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# Planning Statement

## Planning Statement In Support Of Alterations And Extensions, Ballachrink Mill, The Old Castletown Road, Santon Im4 1He

![map or plan from page 1](https://images.planningportal.im/2025/09/6980587.png)

- 1.0 Introduction
- 1.1 Ballachrink Mill is a residential property formed from the conversion of a former mill, situated on the northern side of the Old Castletown Road (A25) just to the east of its junction with Ballavale Road. The site extends to meet the eastern side of Ballavale Road.
- 1.2 The dwelling is a detached building which sits within 1.6ha (4 acres) of woodland and pasture. Access into the site is from an opening in the roadside frontage which has stone pillars either side and curved stone walls leading into a straight driveway leading up to the dwelling.
- 1.3 The dwelling and outbuildings are well screened from the public highway by existing mature vegetation although a glimpse of the southern elevation of the building is visible from the entrance as one passes the site on the Old Castletown Road. The site is well screened from view from Ballavale Road.
- 1.4 The land surrounding the site on the northern side of Old Castletown Road has permission for a botanic garden and works commenced some time ago on this project.
- 1.5 Opposite the site to the east is the junction of the Old Castletown Road with Harbour Road which leads to Port Grenaugh.

- 2.0 Planning history
- 2.1 The site has been the subject of a number of applications.The house has been the subject of the following application for alterations and extensions which was permitted:

89/00209/B - alterations and extensions, porch and rooflights.

- 2.2 Additional development within the curtilage includes the following:

98/01128/B - erection of a garage building (this is in situ and sits to the east of the house) 01/00843/B - erection of an agricultural building (this is in situ and sits at the northern end of the site) and 20/00129/B - erection of a domestic polytunnel (this is in situ at the northern end of the site to the east of the agricultural building) - all permitted.

Land to the rear and alongside Ballavale Road

- 2.3 The land immediately to the west, north and east of Ballachrink Mill was the subject of four applications which cumulatively proposed to create a botanic garden. These applications were:

- 13/00830/B - creation of a production house and walled garden (amended under 16/00358/B
- 13/00831/B - creation of a water cascade and amphitheatre
- 13/00832/B - creation of meadow orchard, meadow, lake, wetlands, boglands and glen 13/00834/B - creation of gardener’s compound and sensory garden: this incorporated new buildings for vehicle and machinery storage as well as a more formal building for education, changing facilities, office facilities, archive library and kitchen facilities. These new buildings have not been implemented 13/00365/B - erection of temporary greenhouse

- 2.4 Further applications have recently been submitted for the creation of additional facilities to serve the botanic garden project including alterations and extension to the old farmhouse at Ballachrink Farm to provide facilities for those working within the estate and also living space for visiting consultants (21/00299/B) as well as alterations of Ballavale Barns for use in connection with the wider botanic gardens project (24/91397/B and 25/90709/B).

- 3.0 Planning policy context

Area Plan for the East

- 3.1 The site lies within an area designated on the Area Plan for the East as not for a particular purpose - essentially countryside as defined in Environment Policy 1 of the Strategic Plan.
- 3.2 On the Environmental Constraints Map which accompanies the Area Plan, the majority of the site including where the dwelling is located, is identified as being of “ecological importance - draft” although there are no statutory or Wildlife Sites shown on the Government’s Island Environment Map. No trees or buildings on the site are shown as being Registered and the site is not within a Conservation Area.
- 3.3 On the Infrastructural Constraints Map there are no constraints shown as applying to the site.
- 3.4 There are no Community Constraints shown on the relevant map accompanying the Area Plan.
- 3.5 In 2008 the Department commissioned a Landscape Character Assessment of the Island, intending to replace the areas of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982. The site falls into an area so designated in 1982. Rather than qualitative designations, the Landscape Character Assessment divides the Island into character types. The application site falls within the D13 Incised Inland Slopes area and the full assessment (which is provided at Appendix One) is set out in the Area Plan as follows:

Landscape Character Area Santon (D13) Landscape Strategy Conserve and enhance:

- a) the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons;
- b) its scattered settlement pattern;
- c) its Victorian garden and the railway.

Key Views

Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid. Incinerator chimney forms a notable landmark in the immediate area. Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms. Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top. Views from Isle of Man Steam Railway

- 3.6 This is followed by a proposal:

Landscape Proposal 7 (Santon) In cases where new development is proposed, applications must demonstrate that it can be suitably integrated into the surrounding landscape setting through reasonable mitigation measures and considering siting, colours, materials, finishes and the general scale.

- 3.7 The site lies within an area of an area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982 which was superseded by the Area Plan for the East. Environment Policy 2 confirms that the areas of an area of High Landscape or Coastal Value and Scenic Significance will be replaced by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. The Landscape Character Assessment introduces such a classification although cannot introduce policies which are the sole domain of the Strategic Plan or Planning Policy Statement (PPS): Area Plans may only introduce proposals, not policies.
- 3.8 Whilst there is a draft PPS in the role of Landscape Character in Development which encompasses the landscape classification types in the original 2008 Assessment and the East and South Area Plans, it is not yet adopted. There are therefore no policies related to the Landscape Character Assessment so it is relevant to still make reference to Environment Policy 2 of the Strategic Plan where development is proposed in areas of an area of High Landscape or Coastal Value and Scenic Significance: this states that within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential.

- Isle of Man Strategic Plan 2016
- 3.9 The Strategic Plan provides planning guidance which applies to all of the Island. Here, development is generally directed towards settlements (Strategic Policies 1, 2 and 10, Spatial Policy 5 and Transport Policy 1). The countryside is protected for its own sake (Environment Policy 1) and development which is harmful to the countryside is presumed against.

- 3.9 Development is expected to have a positive impact on the environment (Strategic Policies 3 and 4 and Environment Policy 42).
- 3.10 There are policies which provide opportunities for the conversion of certain non residential buildings to residential (Housing Policy 11) and for the extension of existing rural dwellings in the countryside (Housing Policies 15 and 16).
- 3.11 Housing Policy 11 presumes that once a non residential building has been converted, there will usually be no further extensions as this could lead to a loss of or reduction in the original interest and character. Housing Policy 15 provides guidance on the extension of traditional rural dwellings and presumes that extensions will generally be no greater than 50% of the existing floor area and that extensions will respect the form, appearance and proportion of the existing.
- 3.12 Development is expected to have an acceptable impact on highway safety and the local road network (Transport Policy 4).
- 3.13 Development is expected to comply with the general standards set out in General Policy 2.

- 4.0 The proposal
- 4.1 Proposed are alterations and extensions of the existing dwelling to provide a more suitable internal layout for its owners and to provide additional living accommodation whilst replacing the existing extension with something more sympathetic to the original mill building.
- 4.2 The works will replace the existing extension which sits to the west of the original mill: the extension was added when the building was converted to a dwelling, with a new structure. The porch which was added at the same time as the extension, will be retained.
- 4.3 The original mill has three floors of accommodation which provide a floor area measured externally of 225 sq m. The approved extensions which were added in the early 1990s added a further 80 sq m (a porch area of 27 sq m and side extension of 53 sq m) - an increase of 35%.
- 4.4 The original mill is to be retained along with the later porch, but the later extension removed and replaced with a single storey extension of 141 sq m - an extension of 75% over the original mill floor area and an increase of 29% over the existing overall floor area.
- 4.5 The existing extension takes the form of a hipped roofed annex which sits to the west of the milll. It sits elevated above the ground at this point, bringing it to ground floor level in the mill section. An external timber walkway runs to the south and the extension is linked to the mill by a short section of building finished to match the extension - ie in vertical timber cladding.
- 4.6 The owners wish to renovate the property and replace the existing 1990s extension with something more solid and in keeping with the mill and which also meets their day to day and future living accommodation requirements.
- 4.7 Proposed is an extension which is rectangular in footprint, matching the mill, finished in render and stone with gabled ended pitched roofs which are pitched to match those of the mill. The extension is single storey but built at the same level as the existing ground floor of the main mill building. The depth of the extension is slightly wider than the existing mill but the eaves height is lower, resulting in a ridge level which is the same height as that of the main mill.

- 4.8 From the south the extension will be partly behind the mill itself so that its full width is not appreciable from here. From the other directions the building is and will continue to be well screened from public view. Any view of the proposed extension in any case, would be acceptable - the sympathetic stone finish and roof pitch enabling the extension to sit comfortably with the porch and mill building alongside it.
- 4.9 The extension will provide two ensuite bedrooms with dressing space, a small gym area and small pool. A modest plant room will be contained within the new annex which will contain the air source heat pump and solar plant and equipment with external access.
- 4.10 The rest of the existing mill building and porch will remain as they currently exist.

- 5.0 Conclusion
- 5.1 The existing dwelling is a converted mill which has been extended in the past. What currently exists does not provide the accommodation which the owners would like to have available to them as they grow old, and they also feel that the extension is now dated in character and does not complement the mill as much as it could.
- 5.2 What is now proposed will extend the property over and above what currently exists but will be finished much more sympathetically with the same roof pitch and finish whilst not trying to give the impression that the extension was part of the original building, with its large areas of glazing and slightly wider proportions.
- 5.3 The principal (southern) elevation which is the only one which is publicly visible, will present the extension set back from the mill by the full length of the original building and with a stone finished gable, part of which will be hidden behind the original mill.
- 5.4 The policies on the conversion of former non residential buildings suggests that once converted, which may include a modest extension, it is unlikely that further extensions will be permitted as they may detract from the overall interest character of the building and what the conversion scheme was aiming to protect. In this case, the extension which was added to the original mill, both in terms of the porch annex and the main extension, now appear a little dated and not necessarily sympathetic to the character and interest of the original mill.
- 5.5 The policies which advise how existing dwellings should be extended, and what exists is an existing dwelling, suggest that extensions should not enlarge the existing dwelling more than 50% (note reference to the existing not the original dwelling) and should respect the form, proportion and appearance of what exists.
- 5.6 What is proposed here does not extend the existing dwelling more than 50% and the materials, roof pitch and general form would, we would submit, respect the proportion, form and appearance of what exists. The single storey nature of the extension will not compete with the original mill nor will it detract from the historic and architectural interest of it. The three storey building will remain the dominant and principal element of this building.
- 5.7 The proposed works will support what the policies on conversion of older buildings are trying to achieve and will also accord with those which advise on how existing dwellings may be extended. The works will enable the current owners to continue to live at this site which

- otherwise fulfils all of their requirements and aspirations and to ensure the building is suitable for their present and future needs.
- 5.8 No changes are to be made to the means of access or vehicular parking and the property is some distance from any other residential dwelling so the proposal is considered to accord with all of the relevant policies referred to above.

## Sarah Corlett 29.08.25

APPENDIX ONE EXCERPT FROM THE LANDSCAPE CHARACTER ASSESSMENT, 2008

D13 - SANTON Key Characteristics

- • A predominantly rural landscape, dissected by A5 and A25 roads.
- • Densely wooded valley bottoms amongst undulating rolling land with large rectilinear arable and pastoral fields on the gently sloping hill sides and rounded tops.
- • Steep sided densely wooded Victorian pleasure Glens of Glen Grenaugh and Port Soderick Glen lead down to the coast.
- • Victorian electric railway line and stations runs through the area at the bottom of Crogga Glen.
- • Fragmented woodland along field boundaries and along tracks that access the scattered farm houses centred around Quine’s Hill (along the A25) and small settlements of Santon and Ballaveare.
- • Sea-facing hill slopes with large open fields running along the cliff tops with gorse, heather and bracken along the cliff top periphery.
- • Incinerator chimney forms notable landmark in the immediate area.
- • Presence of Manx Milestones.
- • Abrupt linear southern built edge to Douglas, comprising residential and industrial development with minor localised extension of industrial character into character area south of Cooil Road.
- • Pulrose Golf Course on edge of Douglas

Overall Character Description Numerous gentle to steeply sided river valleys cut down into the landform to form an undulating and rolling character with pronounced incised valleys. Glen Grenaugh and Port Soderick Glen are steepsided densely wooded valleys, the latter appropriated during the Victorian period as pleasure Glens with walkways and features such as bandstands and bridges. Linear fragmented woodland runs along the valley bottoms of these National Glens and along Crogga River. Hedgerow trees and woodland blocks surround the numerous farms in the area, which are predominantly located in the north of the area around Quine’s Hill.

Medium sized rectilinear arable and pastoral fields delineated predominantly by Manx hedges and some post and wire fences form a strong geometric field pattern on the gently

sloping hill sides and rounded tops in the south of the area. Smaller rectilinear fields enclosed by Manx hedgerows, containing large hedgerow trees, cover the more settled north-eastern area where farmsteads such as Hampton Court and Cronkbane are concentrated. This field pattern stops abruptly in the north of the area where it meets the A24 and the linear built-up edge of Douglas. The far north-eastern part of the area comprises the Pulrose Golf Course, which extends in towards the centre of Douglas. Patches of gorse and heather grow in areas on the more exposed hill tops and along the eastern edges of the fields of the coastal facing slopes, along which the cliff top coastal path runs and forms the area’s seaward boundary.

The busy A25 runs along the lower valley sides with small, often steep and winding tracks branching off perpendicular from the main road to provide farm access, while smaller predominantly straight B roads, enclosed by tall hedgerow vegetation, which follow the grain of the rectilinear field pattern and link the small and wooded settlements within the area such as Santon and Seafield. The Victorian Electric Railway runs through the area along Crogga Glen with stations at Santon and Port Soderick before skirting around the bottom of Douglas Head which forms the north eastern boundary. Moderate sense of tranquillity away from Douglas and the major roads.

## Key Views

- • Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid.
- • Incinerator chimney forms a notable landmark in the immediate area.
- • Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms.
- • Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top.
- • Views from Isle of Man Steam Railway

Historic Features

- • Victorian Isle of Man Steam Railway and stations, including Port Soderick (Registered Building) and the Old Toll Booth (Registered Building).

Ecological Features

- • Farmland grassland habitats.
- • Mature network of hedgerows containing deciduous trees in field boundaries.

- • Aquatic and waterside habitats along river courses.
- • Dense riparian woodland in Valley bottom with deciduous woodland along valley sides.
- • Exposed heathland on steeper sea facing slopes.

Key Issues and landscape sensitivities

- • Wooded horizons and skyline seen from valley bottoms.
- • Ecological value of the aquatic and waterside habitats.
- • Various sized pastoral and arable fields with Manx hedges.
- • Wooded valley bottom with fragmented woodland along substantial field boundaries.
- • Scattered farmsteads fringed by trees.
- • Wooded Victorian Pleasure Glen at Port Soderick.
- • Victorian Isle of Man Steam Railway and stations.
- • Presence of Manx Milestones.

Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons, its scattered settlement pattern, its Victorian pleasure glen and the railway.

APPENDIX TWO

Strategic Plan policies

- Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and reusing scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services.
- 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.

Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2) , buildings and structures within National Heritage Areas and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead to unacceptable environmental pollution or disturbance.

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

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.

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.

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).

Transport Policy 4: The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.

Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department’s current standards.

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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/61208-santon-ballachrink-mill-replacement-extension/documents/1113906*