Fairfield House Planning Statement Reduced

Planning Statement In Support Of Alterations And Extensions Of Fairfield House, St. John’S, German

Sarah Corlett Town Planning Consultancy Ltd 1 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 1.0 INTRODUCTION
• 1.1 The site is the curtilage of Fairfield House which is presently the base of Culture Vannin, an organisation founded as the Manx Heritage Foundation in 1982 through an Act of Tynwald for promoting and supporting Manx culture though development, education and grant assistance. Culture Vannin currently employs a Director and three development officers working in Manx Language, Manx Music, and Online & Educational Resources, who are supported by two part-time officers: a Finance and Admin Officer, and Operations Officer, as well as an Hon Treasurer.
• 1.2 Fairfield House provides information, displays as well as activities for younger visitors and is currently open to the public Monday to Friday 1000 - 1600hrs other than Thursdays where it is open between 1100 and 1600hrs.
• 1.3 The building sits on the southern side of the Main Road (A1) as it passes through the village and linking Douglas with Peel. Opposite the site is Tynwald Hill, the Processional Way and The Royal Chapel of St. John the Baptist all of which have recently been Registered.
• 1.4 Immediately to the east is a narrow lane which provides access to the buildings to the south. These include Fo Chronk and the land to the north which has planning approval for the erection of a dwelling (see Planning History) which is under construction and may be seen on the approach to the site from the east:

Sarah Corlett Town Planning Consultancy Ltd 2 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 1.5 The lane to the east also provides access to the rear of 1 and 2, West View, the former shop and post office. The lane runs south then around the former shop to meet Station Road to the west.
• 1.6 To the east of the lane is the curtilage of the former St. John’s School, now used as a Manx language school (Bunscoill Ghaelgagh).
• 1.7 To the immediate west of the site is the residential curtilage of Tynwald View, a private dwelling which is attached to the Tynwald Restaurant/Greens. A small lane runs between the two properties and the detached garage of the neighbouring property may be seen at the end of it.
• 1.8 The curtilage of Fairfield House is shown on the most recent planning application as extending to the northern boundary of Fo Chronk - now the boundary of the approved new dwelling.
• 1.9 Fairfield House is a traditional Manx dwelling with three first floor windows arranged symmetrically above a centrally positioned front door which has one

Sarah Corlett Town Planning Consultancy Ltd 3 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

window either side. The windows in the front elevation are sliding sash. The building appears on the 1860s maps as one of the few buildings in the village:

1.10 The building now has an extension which has been added to the eastern gable. This provides two storeys of accommodation - the ground floor offering a garage and

Sarah Corlett Town Planning Consultancy Ltd 4 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

being set back from the highway by 4.9m. The garage has an internal length of 4.5m. This extension was added in 1994.

• 1.11 The premises have been the base for Culture Vannin since 2015 when it was converted from a dwelling.
• 1.12 The rear garden area currently accommodates an oil tank and small grassed area with a paved patio immediately in front of the rear elevation. The rear of the neighbour’s garage forms much of the western boundary of this rear area. The roof of the approved new dwelling alongside to the south is visible above the rear boundary wall.
• 1.13 The front of the property is paved with two wooden benches in front of the main entrance:

Sarah Corlett Town Planning Consultancy Ltd 5 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Sarah Corlett Town Planning Consultancy Ltd 6 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 1.14 Within the immediate vicinity there are commercial and community facilities in the form of Greens cafe, the Tynwald Inn, the Bunscoill Ghaelgagh, the church and church hall and on the other side of the road, Tynwald Hill and Cooil y Ree public gardens with the national arboretum within walking distance to the north of Tynwald Hill and St. John’s chapel. Car parking for the Tynwald Inn is provided alongside the public house and the arboretum has its own car park to the east of the chapel but otherwise, car parking for these facilities is accommodated on street on the main road, Glen Mooar Road and Station Road.
• 1.15 Planning approval has very recently been granted for the erection of a statue on the corner of the main road and the minor road to Tynwald Mills (25/90193/B) although this approval has been the subject of an appeal.

Sarah Corlett Town Planning Consultancy Ltd 7 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 2.0 PLANNING POLICY

St. John’s Local Plan

• 2.1 The site lies within an area designated on the St. John’s Local Plan of 1999 as Residential:
• 2.2 The site also lies within a proposed Conservation Area (the green dotted line above). No further designation of a Conservation Area has been pursued and there is no published Character Appraisal. The Plan contains a Policy which presumes against any development which would prejudice either the setting of the general Tynwald Hill area of the operations of the annual ceremony (TYNWALD/P/1).

Draft Area Plan for the North and West

• 2.3 The Island is the subject of a range of local and Area Plans. The most recent development plans are the Area Plan for the South (2013) and the East (2020). A draft Area Plan for the North and West is currently proceeding towards Tynwald adoption, having been the subject of a public inquiry in July 2024 and Cabinet Office having published a range of modifications following the inspector’s report.

Sarah Corlett Town Planning Consultancy Ltd 8 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 2.4 In this plan, the site is designated as Mixed Use and within the settlement boundary (purple line below):
• 2.5 This draft plan also includes maps which provide helpful information about environmental, infrastructural and community constraints applicable to the area. There is none applicable to the site other than the proposed Conservation Area already referred to in the local plan, and there is no identified flood risk shown on the national flood risk maps.
• 2.6 There are no trees, Registered or otherwise on the site and the building itself is not Registered but the historic features on the northern side of the road are including Tynwald Hill, the War Memorial, the Royal Chapel of St. John the Baptist and the associated area.
• 2.7 Whilst the site is identified as a proposed Conservation Area, there are no implications of this other than that it is generally accepted that development within

Sarah Corlett Town Planning Consultancy Ltd 9 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

proposed Conservation Areas should not prejudice any future designation of such areas.

Isle of Man Strategic Plan 2016 2.8 Whilst the above documents provide a geographical basis for decision making, the Strategic Plan then provides detailed policies which guide development. Where development is consistent with the land use designation, as it is in this case, General Policy 2 sets out basic standards that development is expected to achieve:

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;

Sarah Corlett Town Planning Consultancy Ltd 10 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• (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.

2.9 The following policies confirm that an appropriate standard of design is expected and that development is appropriate to its context and makes a positive contribution to the environment:

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.

Sarah Corlett Town Planning Consultancy Ltd 11 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• Strategic Policy 4: Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings( Conservation Areas, 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 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.

Environment Policy 42: New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.

2.10 Development is expected to make provision for car parking (General Policy 2 and Transport Policy 7) with standards for parking set out in Manual for Manx Roads and an off street parking space expected to be a minimum of 5.5m long and 2.6m wide and where in front of a garage, this should be increased to 6m by 2.6m with a further 1.2m width if the drive provides pedestrian access which it does in this case.

Sarah Corlett Town Planning Consultancy Ltd 12 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 2.11 Internally garages should provide a length of 6m and a width of 3m.
• 2.12 The development of existing facilities should be designed to help prevent criminal and anti social behaviour and make adequate provision for preventing and fighting fire (Community Policies 7 and 10)..

Sarah Corlett Town Planning Consultancy Ltd 13 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 3.0 PLANNING HISTORY
• 3.1 The building has been the subject of a number of applications for alterations and extensions including 94/01351/B, 86/00088/B and 85/01147/A with the latter two including the creation of an antiques shop and living accommodation above.
• 3.2 The most recent application was that which saw the building converted to office, retail and temporary exhibition space, proposed by Culture Vannin (15/00694/C).
• 3.3 Elsewhere in the vicinity planning approval was granted for the erection of a new dwelling to the north of Fo Chronk (20/00729/B, 23/01149/B, 23/00021/MCH and 24/10065/AIR). The site of this development includes the lane immediately to the east of Fairfield House.
• 3.4 The most recent application for Tynwald View, to the west of the site, was for the installation of six replacement windows (22/00277/B).

Sarah Corlett Town Planning Consultancy Ltd 14 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 4.0 THE PROPOSAL
• 4.1 Proposed are alterations to Fairfield House. The alterations take the form of the following:

• • Conversion of the garage to an operations/language office
• • Replacement of the existing garage door with two half glazed doors
• • Installation of a seating area with sculpture in front of the former garage
• • Rear extension to square off the rear elevation to the extent of the existing eastern rear annex (extending the westernmost section by 1.7m) creating a cat slide form of rear annex across the rear of the building and linking in with the existing annex to the rear of the garage
• • Internally, removal of the mezzanine level at the rear of the current garage
• • Erection of a pergola across the majority of the new rear elevation
• • Landscaping of the rear garden area with seats, hedging and tables with a garden room and external store proposed to the rear of the existing garage associated with Tynwald View
• • Installation of solar panels across the rear pitch and
• • Installation of an air source heat pump.

• 4.2 The works result in a slight increase in height and extension of the rear annex closest to Tynwald View and changes to the physical appearance of the front and rear of Fairfield House together with the loss of parking space within the garage and on the driveway and the potential intensification of use in the rear garden.
• 4.3 The rear extension will accommodate a multi use room and storage area. The extension will be finished under a catslide slated roof which will have a series of roof lights within it. A line of solar panels will be installed half way up the rear plane.
• 4.4 A timber pergola is to be erected to the rear of the new rear elevation. This will feature six vertical timber posts with horizontal timber and will project 2.4m from the rear elevation. Underneath this structure will be a patio area.

Sarah Corlett Town Planning Consultancy Ltd 15 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Existing rear elevation alongside Tynwald View

Sarah Corlett Town Planning Consultancy Ltd 16 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 4.5 The existing rear lawned garden will have new paving with areas of landscaped hedging and planting with seating installed to create an external area for visitors to the site to enjoy.
• 4.6 The area to the front of the properties will be remodelled to facilitate a ramped access from the existing driveway to the front door, new hedging alongside the front wall and planting and seating in front of the former garage. The garage door is to be replaced with part glazed timber doors.

Sarah Corlett Town Planning Consultancy Ltd 17 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 5.0 PLANNING ASSESSMENT
• 5.1 The site is within an area designated for development and with an established settlement. Whilst the property is not a residential dwelling, it was originally such and largely retains the character and appearance of a Manx cottage. Such properties are frequently extended and altered.
• 5.2 The proposals involve a number of elements:
• 5.3 Alterations and extensions of the rear elevation

• 5.3.1 The alterations to the rear provide a more consistent treatment across the rear elevation in a traditional form and finish. The eaves level will remain as it currently appears at the eastern end of the rear of the garage but at the western end closest to Tynwald View, the height of the eaves will be raised from 1.6m to 3.4m - slightly above the height of the existing apex of the lean to annex and the closest part of the rear of Fairfield House will be slightly (1.7m) further forward from its current position.
• 5.3.2 Whilst this will increase the amount of walling directly in front of the side of the conservatory at the rear of Tynwald View, this is the side view from the conservatory where the principal outlook and view is from the rear/southern elevation of this part of the neighbouring property which looks out onto its own garden. This property has its detached garage immediately to the rear of the eastern side of the rear elevation and as such, it is not considered that the proposed extensions of Fairfield House will significantly impact the outlook from the rear of Tynwald View. The current view from this conservatory towards the application site is of the side of the existing lean to annex, a wall and the front of their garage.

• 5.4 Conversion of the garage to additional accommodation associated with the approval use 5.4.1 The replacement of the garage door with glazed and timber doors would simplify this elevation and remove what is arguably an incongruous feature - the garage door - within the principal elevation of the building.

Sarah Corlett Town Planning Consultancy Ltd 18 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 5.4.2 Whllst the works will result in the loss of parking within the curtilage, as it currently exists, there is no facility for vehicular turning within the site so vehicles have to either reverse in or out of the site from or onto a busy primary route which has on street car parking directly opposite, reducing the width of the road.
• 5.4.3 The inside of the garage is 4.5m long which is generally considered insufficient to accommodate a full sizes motor vehicle. The driveway in front of the garage is

• 4.8m long which again, is below the standard for accommodating a full sized vehicle.
• 5.4.4 The people who visit the site are frequently if not mostly people who are visiting St. John’s more generally, to see The Royal Chapel of St. John the Baptist, Tynwald Hill, the Fairfield, Cooil y Ree and the arboretum. Many visitors will also take advantage of the facilities in Green’s and the Tynwald Inn if not taking a walk to Tynwald Mills. It is very unlikely that people visiting the site will do so solely without seeing something else within the vicinity. Many visitors will park elsewhere - either in the arboretum car park, on the highway or within the Station Road parking areas during their visit to the village as indeed they currently do.

• 5.4.5 For these reasons, it is considered that the loss of on site car parking associated with this property is acceptable in this case.
• 5.5 Installation of a seating area and information boards in the front of the existing garage

• 5.6.1 The introduction of seating as part of a sculpture in front of the former garage will create interest and a public facility. The structure will be situated in front of the most recent addition to the building and will retain the principal and original elevation intact. The seating area will enable a view of Tynwald Hill and the Fairfield and be available to the public not just those visiting Culture Vannin.

5.6.2 The proposed view boards will identify features of interest and provide information on them.

Sarah Corlett Town Planning Consultancy Ltd 19 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

5.6 Landscaping and seating in the rear of the site

• 5.6.1 Much of what is proposed does not require planning approval and it would be possible for visitors to sit in the rear garden area at the present time. What is proposed will introduce more interest and a more formal setting with landscaping introduced in between the seating and the rear garden of Tynwald View, noting the presence of their garage immediately belies much of the rear of the application site.

5.7 Erection of a store and garden room in the rear of the site

• 5.7.1 The proposed garden room will have a footprint of 3.6, by 3m and be 2.1m to the eaves and 3.6m to the ridge. The building will be finished in weathered timber cladding with powder coated metal windows.

• 5.7.2 The store is slightly smaller at 3.3m by 2.25m and 2.1m to the eaves and 3.2m to the ridge but will also be finished in weathered timber classing with a timber door. This will accommodate the gardening implements required to maintain the proposed landscaped areas and provide additional storage for the site.

5.8 Air Source Heat Pump

• 5.8.1 This is to be installed against the western boundary wall at the rear of the property. Calculations are included which demonstrate that at the nearest noise sensitive point on the adjacent property, the noise level from the pump would be 21.96dB(A). The recommended maximum level is 37 dB(A).

Sarah Corlett Town Planning Consultancy Ltd 20 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 6.0 Conclusion
• 6.1 The proposed development will not change the approved use of the site as offices, exhibition space and retail associated with Culture Vannin. The scheme will introduce additional and much needed internal space to the facility and will create more comfortable and attractive public space within the site, incorporating public art.
• 6.2 Culture Vannin is an important organisation whose presence in St. John’s complements the vast array of historical features which make the village an important destination for those with an interest in the Manx history and culture.
• 6.3 The works will be sympathetic to the traditional elements of the existing building whilst adding interest. The site will become more pedestrian and visitor friendly whilst not unacceptably affecting highway safety. The removal of the garage and on site parking will rid the property of deficient parking spaces and the incidence of vehicles reversing in or out of the site, which is considered unsafe and not recommended. The proposed timber and glazed doors are more attractive than the current garage door.
• 6.4 The proposed garden room and store are not unusual features found in a rear garden and are proportionate in size and appropriate in finish and form.
• 6.5 The air source heat pump will introduce a more sustainable form of heating to the premises with an acceptable visual and aural impact on the environment.
• 6.6 The proposed extensions will improve the appearance of the property whilst not adversely affecting the outlook of those in Tynwald View. There will be no impact on the new dwelling to the south due to the existing stone boundary wall and boundary vegetation which is to be retained and reinforced.
• 6.7 Whilst the historical elements on the northern side of the A1 have recently been Registered, the Memorial having been Registered previously, the proposed works which have the most significant change to the building are situated to the rear of Fairfield House and are not read in the same landscape as this Registered features

Sarah Corlett Town Planning Consultancy Ltd 21 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

and whilst there are works to the front of the property which is within the same streetscene as the Registered Buildings, the works are considered to enhance the visual appearance of the property and will cumulatively add to the cultural contribution which Fairfield House and Culture Vannin make to St. John’s.

We believe that the scheme will enhance not only the property but the visitor experience, complementing the village and its historical attributes in compliance with the relevant planning policy.

Sarah Corlett 10.09.25

Sarah Corlett Town Planning Consultancy Ltd 22 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C