Planning Statement

Planning Statement In Respect Of Alterations Including The Rendering Of The Rear And Side Walls Of Hillside, Main Road, Ballaugh, Im7 5Eb

Sarah Corlett Town Planning Consultancy Ltd 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 THE SITE
1.1 Hillside is a traditional Manx cottage which sits on the southern side of the A3 TT course at Ballacrye, to the east of Ballaugh village but before the B9 turn off to Ballaugh Cronk.
1.2 From the front the property is typically vernacular but there has been an addition at the rear which is built from brick rather than the stone that the original cottage is built from and with modern windows and two small dormers in the rear roof plane.
1.3 The meeting of the brick and stonework is apparent on the rear and side elevations (see above and below).

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

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

1.4 The western gable is lime washed stonework throughout - see below.
1.5 The property is visible as one passes the site albeit screened from view on the approaches by existing vegetation as may be seen in the following images.

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

Sarah Corlett

A photograph showing a white two-story detached house with a slate roof situated beside a road, featuring a driveway with a parked car and a stone wall boundary.

TOWN PLANNING CONSULTANCY

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

1.6 There is no pedestrian footway on the side of the site, pedestrians having to walk on the northern side of the road.
1.7 The speed of trafﬁc here is derestricted.

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

2.0 THE PROPOSAL
2.1 The property is suffering from considerable damp ingress. The applicants have sought professional advice from ﬁve different professional companies in respect of this and also sought pre- application advice from the Department. In addition, the applicants would prefer a consistent render application on each elevation rather than the current juxtaposition of the painted brickwork and lime washed/painted stonework.
2.2 The western gable is the most affected as it bears the brunt of the prevailing weather and has deteriorated quite quickly due to previous ivy growth which has been removed and has left a rough surface which in places has debonded from the slate underneath. The applicants have painted this gable twice with normal breathable masonry paint which has not resolved the issue and have been advised by Abbey, the damp specialists, that in their opinion, the rain is penetrating the wall and has soaked the whole gable end and is showing high damp readings on testing the internal walls in the upstairs bedroom, bathroom and downstairs dining room and kitchen. The wall in the bedroom feels damp to touch if there has been a few days of rain, the applicants now have a dehumidiﬁer on permanently to reduce the damp in their bedroom. Abbey advised the only way to solve the problem was to use render to create a weather proof surface and use industrial dehumidiﬁers following this to pull the moisture through the walls before attempting to redecorate.
2.3 The applicants have also sought advice from engineers who have advised to alter the level of the surrounding pathways alongside the house and a range of repair and renewal work to fascias, ﬂashings and the introduction of a Damp Proof Course and new concrete plinth at the base of the walls. The existing roof ﬁnish is also to be replaced with reclaimed slate to match the existing.
2.4 The proposal is therefore to render over the stonework with a stabilising solution and ﬁbreglass scrim, render and silicone render ﬁnish. This ﬁnal coat will be trowelled to a slightly textured ﬁnish. Works are also proposed around the house to create a paved pathway around the front and sides of the house and retaining the decked area alongside the western elevation.
2.5 The advice from the planning ofﬁce was that the front elevation should remain with its stone ﬁnish and this is to be recoated in an appropriate ﬁnish to help reduce damp ingress whilst retaining the stone texture with a white wash over.

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

3.0 PLANNING POLICY
3.1 The site lies within an area not designated for a particular purpose on the Isle of Man Planning Scheme (Development Plan) Order 1982 and also within an area of an area of High Landscape or Coastal Value and Scenic Signiﬁcance with small pockets of Woodland around the site. Whilst this document is in the process of being superseded by an Area Plan for the North and West, which is nearing the end of its process, this document too conﬁrms this status of the site.
3.2 There is a presumption against development in such areas although there are policies in the Strategic Plan for extensions of traditional properties (Housing Policy 15). There are no speciﬁc policies on alterations of such dwellings although there are a number of policies which protect the character and appearance of the countryside from harmful development (Environment Policies 1, 2 and 42, Strategic Policies 4 and 5) and supporting the particular character and identity of the area.
3.3 General Policy 2 which applies to almost all developments requires, amongst other things, that development respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape and does not affect adversely the amenity of local residents or the character of the locality.
3.4 The Residential Design Guide is also a source of advice regarding design and ﬁnishes of buildings, advising, for example, matching the brick/stone/render and colour/type, the mortar joints and continuing string-courses or continuation of plinths, string courses, decorative brickwork, bargeboards, and fascias and adding that generally, the Department would seek the original ﬁnish of the building being retained.
3.5 The Guide provides speciﬁc advice on traditional properties, noting that on the Isle of Man traditional buildings are normally ﬁnished in painted render or traditionally laid Manx stone ﬁnishes and vernacular render is generally found on lower status, smaller cottages/ houses, rural buildings, and much older buildings. The render is applied in an unstructured organic way that follows contours of the building material to which it is being applied.

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

4.0 ASSESSMENT
4.1 The applicants’ aspiration is to make the property water tight and weatherproof to ensure its continued existence and to enhance the current living conditions within it. Whilst from the outside and a ﬂeeting view whilst passing, the property appears traditional and largely original, there is the contrast of the painted brickwork juxtaposed to the original white washed stone ﬁnish.
4.2 It is not possible for the existing brickwork to be ﬁnished in stone to match in with the original gables and as such, to achieve a consistent ﬁnish on the gable and rear which are currently comprised of both brick and painted stonework, the applicants would like to apply a smooth render across both of these elevations to provide a consistent ﬁnish.
4.3 This approach of having a contrasting ﬁnish to the front and sides is not uncommon in the area: the closest property to Hillside, Elmville which sits on the corner of the A3 and B9 has a smooth rendered roadside gable whilst the front, rear and other side elevation are in painted stonework. Similarly in Sulby and Ballaugh, this approach is also found - see below.

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

A photograph of a two-story detached stone cottage with a slate roof, sash windows, and a stone boundary wall along a road.

A photograph of a two-story detached stone house painted cream, situated on a street corner with a low stone wall and garden area.

Properties in Ballaugh village

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

Properties in Sulby village

A photograph of a two-story detached stone house featuring a rendered side elevation and an attached garage.

A photograph of a two-story stone and rendered cottage with a slate roof, featuring a white van parked in front on a sunny day.

Sarah Corlett

A street-level photograph showing a traditional stone house with white rendered sections and chimneys, situated along a road with a parked car.

A photograph showing a rural property with a building under construction featuring scaffolding alongside an existing white-washed house.

TOWN PLANNING CONSULTANCY

4.4 This approach has also been replicated in more recent building: see above and below in Sulby village.

Conclusion

4.5 What is proposed will achieve a consistent ﬁnish across each elevation in accordance with the advice in the Residential Design Guide where it would not be possible to achieve this trying to use the original ﬁnish of painted stone work as the application of such a ﬁnish would leave the new stone work sitting proud of the original and not achieving a seamless transition between original and newer fabric.
4.6 The principal elevation will remain as is with a new coat of external ﬁnish retaining the stonework texture and its current appearance.
4.7 The western elevation will, through the application of the rendered ﬁnish, become watertight and be able to withstand the prevailing weather.
4.8 Whilst there will be a change from the current appearance of the property, there will be consistency and a form of ﬁnish which is not unusual. In many of the examples given there is much starker contrast between the stonework and the render as the stonework is unpainted. In this case to most people the contrast of the newly rendered gables with the painted stonework front elevation will be imperceivable, particularly noting the position of the footpath on the other side of the road, the speed of passing trafﬁc and the existence of the trees and vegetation which largely hide most of the cottage from view on the two approaches. The rear elevation is not publicly visible.
4.9 We would submit that the proposals will enhance the appearance of the property by providing a consistent ﬁnish and support its future existence by ensuring it is weathertight and waterproof and a pleasant property in which to live.

Sarah Corlett 07.05.25

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

APPENDIX ONE

Strategic Plan policies

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;

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

(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.

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 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 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 over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
Environment Policy 2: The present system of landscape classiﬁcation of Areas of High Landscape or Coastal Value and Scenic Signiﬁcance (AHLV’s) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classiﬁcation which will introduce different categories of landscape and policies and guidance for control therein. 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.

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

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.

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

Planning Statement

Source & Provenance