**Document:** Planning Statement
**Application:** 25/91098/B — Removal of existing sunroom and erection of single storey extension to south elevation, alterations to doors and fenestration to north and east elevations
**Decision:**
**Decision Date:**
**Parish:** Lezayre
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/96032-lezayre-beechfield-glen-auldyn-removal-sunroom/documents/1145660

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# Planning Statement

## Planning Statement In Support Of Alterations And Extensions To Beechfield Incorporating The Replacement Of An Existing Single Storey Outbuilding And Replacement Of Existing Conservatory To Create Replacement And Additional Residential Floorspace, Glen Auldyn, Lezayre

![An aerial site location plan with grid lines showing a rural property surrounded by fields and trees.](https://images.planningportal.im/2025/12/7128097.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

![A photograph showing a rural property with a stone garage or outbuilding on the left and a white stone house in the background, with a red van parked on the driveway.](https://images.planningportal.im/2025/12/483562.jpg)

![A photograph showing a stone building with a lower, single-storey attached structure featuring white rendered walls and a slate roof, likely a barn conversion site.](https://images.planningportal.im/2025/12/483563.jpg)

1.1 Beechfield is an existing dwelling which sits to the east of Glen Auldyn to the south of the grounds of Milntown. The dwelling is positioned a little distance from the Glen Auldyn Road with an open field between it and the site. This field is outwith the ownership of the applicants.

1.2 The dwelling is a traditional Manx cottage which has a stone, single storey building attached to the rear. This in turn links to a two storey stone barn to the rear of that. The principal elevation of the dwelling has a traditional three window array in the first floor but a slightly more unusual three peak feature at eaves level above each of the windows. The ground floor openings either side of the central front door are full length, outward opening, patio doors.

1.3 The dwelling is two storey but has a cat slide type roof which slopes down over the single storey rear annex abutting which is the single storey stone outbuilding, The closest section of this outbuilding is used as a kitchen and accessed from the dwelling although the

remainder of the stone building is accessed from the garden to its north and not from the dwelling - see below:

1.4 Other than the kitchen, the outbuilding is used as space ancillary to the enjoyment of the dwelling as well as providing a pedestrian link to the side garden as seen below:

1.5 The dwelling sits in 0.3ha (0.8 acres) which is mainly landscaped, open garden space and with the access and vehicular parking to the north of the buildings.

view of the rear of the existing single storey stone building and the side of the house with the existing conservatory

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

![photograph from page 4](https://images.planningportal.im/2025/12/7128100.jpg)

- 2.0 PLANNING POLICY CONTEXT

Isle of Man Planning Scheme (Development Plan) Order 1982

- 2.1 At the current time, the adopted development plan in land use terms, for the site is the 1982 Development Plan.
- 2.2 On this, the site lies in an area designated as Predominantly Residential which acknowledges the existing dwelling on the site and the surrounding dwellings. The footprint of Beechfield appears to be shown on this map:

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 close-up section of a site plan showing building footprints, property boundaries, and land features marked with colored lines and hatching.](https://images.planningportal.im/2025/12/7128103.jpg)

- 2.3 The land to the south of Beechfield is shown as Proposed Low Density Housing in Parkland and this has been the subject of a relatively recent application for the development of three dwellings which are under construction (see Planning History).

Draft Area Plan for the North and West

- 2.4 Whilst this plan proceeded to a public inquiry and to Tynwald, after a separate and combined votes in October and November 2025 respectively, insufficient votes were received for the draft plan to be approved and as such, this document in any of its forms, has no weight in the planning process. Nonetheless, the plan contains some useful background information on infrastructure and the environment which should be taken into account in the determination of any planning application.

Isle of Man Strategic Plan 2016

- 2.5 In such areas there is a presumption against development other than a list of exceptions (General Policy 3). Whilst these include the replacement of an existing dwelling, they do not include extensions to an existing dwelling despite there being specific policies (Housing Policies 15 and 16) which provide for such works. The list of exceptions also provide for the conversion of existing buildings of architectural, historic or social interest to residential use (Housing Policy 11).
- 2.6 Development which results in unacceptable loss of trees of amenity value is presumed against (Environment Policy 3) and development which has an unacceptable impact on ecology is also presumed against (Environment Policy 4). Whilst the field to the immediate west is shown as a Registered Tree Area (RA1463) the site itself is not shown to contain any Registered Trees nor is it shown as a Conservation Area, area of ecological interest or contain any Registered Buildings.
- 2.7 The site is shown as being at medium risk of fluvial flooding on the national flood risk maps although not shown as being at any such risk on the Infrastructure Constraints Maps associated with the draft Area Plan. Development which results in unacceptable flood risk is presumed against (Strategic Plan Environment Policies 10 and 13).
- 2.8 General Policy 2 of the Strategic Plan sets out general standards of development which are applicable to most developments. Some of these provisions are covered elsewhere in the plan, such as the policies listed above.

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

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

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

(n) is designed having due regard to best practice in reducing energy consumption.

- 2.9 The 1982 Plan contains areas which were designated as of an area of High Landscape or Coastal Value and Scenic Significance. The site did not fall within such an area which surrounds the area of proposed residential use in which the application site sits. However, the Area Plans which have been and are to be adopted are replacing these with more area specific designations based on the Landscape Character Assessment of 2008.
- 2.10 This document defines the site as being within the Sulby River (F5) Undulating Lowland Plain where the Landscape Strategy is “to conserve and enhance the character, quality and distinctiveness of this rural area with its scattered settlement pattern, relatively strong field pattern, a network of enclosed minor rural roads and its ecologically valuable aquatic and riparian habitats.” Interestingly, Glen Auldyn has its own Landscape Character Area which includes reference to it featuring “a continuous linear settlement of mixed type along the bottom of the lower valley” although the area defined stops south of the application site.

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

- 3.0 THE PROPOSAL
- 3.1 Proposed is the extension of the dwelling through the rebuilding of the single storey outbuilding and replacement of the conservatory to create additional residential accommodation.
- 3.2 The extension of the dwelling will sit to the southern side and will replace an existing conservatory:
- 3.3 The new side extension will then continue to form the southern wall of the newly built rear extension which will sit in line with the southern wall of the existing two storey rear outbuilding: the existing single storey building sits slightly to the north and not in line with this building at the rear although there is a section of partly remaining stonework which sits further to the south than the majority of the single storey building, as may be seen in the photograph below:

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

![A photograph showing a white house with a glass sunroom attached to the side, adjacent to a long stone outbuilding with a slate roof and a grassy yard.](https://images.planningportal.im/2025/12/7128112.jpg)

- 3.4 The newly built structure will still accommodate the facilities it currently does but in a larger, more modern format and including a walk through element as currently exists. The side extension will accommodate a sun room and dining area.
- 3.5 The eastern wall of the new building will abut the existing two storey outbuilding and an access into this building will be created to allow the western most section to be used as a utility room/laundry and plant room. The remainder of the two storey building will remain as a barn and garaging.
- 3.6 The new building will be finished in natural slate on thereof, smooth render on the northern elevation to match the gable of the house it will sit against, and in stone on the southern elevation to match the two store barn alongside, and with vertical glazing elements and a pitched roofed projection reflecting the peaks on the principal elevation of the house. Solar panels will be added to the southern elevation of the new building and the front of the extension will sit as a lean to roof with dark cladding on the upper part of this elevation, above the glazing.
- 3.7 No changes are proposed to the access or parking.

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

![A photograph showing a grassy garden area with a white house featuring a conservatory/sunroom in the background and a crumbling stone wall in the foreground.](https://images.planningportal.im/2025/12/7128115.jpg)

- 3.8 New ecological habitat will be introduced in the form of bat and bird boxes within the site, as shown on the submitted drawings.
- 3.9 A Flood Risk Assessment accompanies the application. This confirms that the ground floor living accommodation within the main house sits higher not only than the surrounding ground but also the floor level of the adjoining outbuilding which is to be replaced. It explains that the existing and proposed buildings sit within area which is largely grassed which acts as a natural floodplain for the nearby river.
- 3.10 The proposal will increase the floor level of the outbuilding by 150mm thus improving the resilience of the existing kitchen and the other accommodation which will be within the rebuilt annex.
- 3.11 In addition, the scheme will utilise water resistant reinforced concrete floors, masonry walls and substructures, with water resistant closed cell insulation below floors and at DPC level within the walls. All vulnerable fittings will be positioned at appropriate heights above flood water risk and easily accessible for disconnecting during a flood event. Foul drainage will be appropriately designed along with permeable surfaces to promote infiltration. External surfaces will be designed to direct surface water away from the building.

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

- 4.0 PLANNING HISTORY
- 4.1 Only one application has been submitted for this site: 99/01513/B for the installation of uPVC windows and door to replace existing and erection of conservatory. This was permitted.
- 4.2 A stable building was permitted on the land immediately to the south east of the house under 18/00238/B. This is also owned by the applicants.
- 4.3 More recently, planning approval has been granted and development implemented for the erection of three dwellings to the immediate south of the site (16/00650/B, 20/00637/ REM, 22/00781/B, 23/01486/B) along with a workshop/store erected alongside the southern boundary of the current application site (23/00804/B).

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

- 5.0 PLANNING ASSESSMENT
- 5.1 Currently the site is designated for residential development and use. As such, the proposal needs to demonstrate only its compliance with General Policy 2 of the Strategic Plan, having regard to the Residential Design Guide in respect of design and impact on adjacent dwellings.
- 5.2 The proposal will respect the general form and proportions of what exists but in a more modern and more thermally and energy efficient form. The new extension will complement the existing house and the barn both of which it will sit alongside without changing the character of what exists - ie a traditional and attractive house and a traditional stone barn with sympathetic single storey link between the two.
- 5.3 The development would have no impact on any neighbours as it is replacing something that already exists and although it is slightly larger, and contains more windows, the building remains 30m to the southern boundary with established trees and vegetation in between. The new residential development to the south is further away still.
- 5.4 There are no changes to the parking and access.
- 5.5 Whilst the site is within an area which is now shown as being at medium risk of fluvial flooding, what is proposed will retain what currently exists in terms of the nature of the accommodation (kitchen, dog room, sun room and mud room) albeit slightly larger but with a slightly raised floor level to match that of the existing house and all doors will be capable of preventing water from entering the property. There is no proposed sleeping accommodation on the ground floor. Further details of all flood prevention measures are provided in the Design and Access Statement. The proposal will result in a more flood resilient building than what exists.
- 5.6 As such, we would submit that the proposal complies with all of the existing relevant planning policies currently applicable to this site.
- 5.7 Whilst the rural policies on extensions to residential properties does not apply, as the site is within an area designated as predominantly residential, it is worth noting that the proposed works result in an extension to the property which is significantly less than 50% larger than what exists if the footprint of the existing accommodation which is used in association with

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

the house is taken into account. The existing floor area is 273 sq m and that proposed is 323 sq m - an increase of 18%.

- 5.8 The proposal respects the same pitch of the roof albeit at a higher level to tie in with the floor and ceiling levels of the main house and the same appearance of finish materials - ie stone on the southern elevation of the link as exists and a white coloured render on the northern elevation replacing the white painted stonework.
- 5.9 The link section remains lower than the two storey barns retaining its ancillary character.
- 5.10 As such, we would submit that even were the rural housing policies to be applied, the proposal accords with Housing Policy 15’s requirement that extensions “respect the proportion, form and appearance of the existing property”.
- 5.11 The existing building is not known to accommodate birds or bats. As the building is used, the applicants would be aware of any activity within any part of the structure which is to be removed. In addition, part of the building is actively used for accommodating the applicants’ dogs which would be likely to deter any bird or bat from nesting or roosting in the building. Nevertheless the applicants would be happy to accept a condition which would require the undertaking of a bird and bat survey prior to any demolition to ensure that this was the case.
- 5.12 We would submit that the proposal will accord with all of the relevant planning policies, regardless of whether the application is considered against the existing adopted policies in the Isle of Man Planning Scheme (Development Plan) Order 1982 or any future adopted land use designation which shows the site as not designated for a particular purpose.
- 5.13 The proposal will secure the future of this architecturally attractive and interesting property and the principal outbuildings whilst repurposing the smaller stone barn, and replacing a part which is only partly intact (to the rear of the existing potting shed space).
- 5.14 The new fabric will be attractive, flood resilient and will not affect either the character and appearance of the existing buildings or the amenities of those in neighbouring property. What is proposed will enhance not only the existing dwelling and its outbuilding, but also its setting and the character of the area generally.

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

5.15 We would hope that the application is considered positively and in accordance with all of the relevant planning policies.

## Sarah Corlett 19.11.25

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

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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/96032-lezayre-beechfield-glen-auldyn-removal-sunroom/documents/1145660*