Planning Statement

Planning Statement In Support Of An Application For Creation Of A New Entrance, Douglas Road, Cross Four Ways, Ballasalla, Malew

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 part of the land associated with Malew House, a large house in landscaped grounds which sits to the west of the Malew Road, part of the A3 which leads from Cross Four Ways, south to Castletown. Malew House is accessed principally from the A3 although there are internal lanes which lead to the A7 - the road which leads from Ballasalla to Ballabeg, the other highway forming Cross Four Ways.
• 1.2 The full holding associated with Malew House stretches from the A7 in the north to the northern extent of Malew Church yard in the south with the A3 to the east and farmland associated with Billown Farm to the west.
• 1.3 The holding comprises the residential curtilage associated with the house itself together with the outbuildings and paddocks to the north, west and south of the house.
• 1.4 Internal access within the site is via relatively narrow lane ways which criss cross over a number of water courses which run through the site. At places, this, together with existing trees, constrict both the width of passageway and the strength of surface to bear the weight of vehicles.

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 Formerly there was a gated agricultural access from the A7 into the site, immediately alongside Maggie’s Cottage.This was a simple agricultural access with a timber gate in between stone pillars.

Images from Google Streetview captured in 2010

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

1.6 More recently, this access has been altered, widened and an area of hardstanding introduced together with a hard surfaced route down towards the house and outbuildings.

Above and below - the site as it currently appears

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 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

• 2.0 PLANNING HISTORY
• 2.1 Most recently, planning approval was sought, part retrospectively for the creation of the internal hard surfaced tracks together with the alteration of the existing entrance. This application, 24/00246/B was refused on 02.05.24 for the reasons that:

• 1. There is insufficient essential agricultural need demonstrated for the surfacing and perimeter track works for the essential conduct of agriculture. As such the application is considered to fail to comply with General Policy 3(f) and Section 7.13 of the Isle of Man Strategic Plan 2016.
• 2. The siting, design and appearance of the works of the pull-in area and the perimeter track are considered to be out of keeping with the green and rural character of the area and resulting in spread of materials not readily found in the countryside having an adverse visual impact on the countryside and for which there is no overriding national need demonstrated contrary to Environment Policy 1, Strategic Policies 3, 4, 5 and paragraphs 7.4.1 and 7.5.1 of the Isle of Man Strategic Plan 2016.
• 3. The area of works relating to the pull-in area and the perimeter access track result in a notable loss of field around two edges cumulatively resulting in an unacceptable loss off high quality agricultural land contrary to Environment Policy 14 of the Isle of Man Strategic Plan 2016.
• 4. While there may be some highway improvements from widening the field access by removal of the pillars, there is concern with the unknown level of development required in relation to the reduction to the remaining traditional stone wall within the visibility splay and so a proper assessment cannot be made as to the visual impact on the countryside in this respect which would be at odds with Environment Policy 1 of the Isle of Man Strategic Plan 2016.
• 5. The culmination of works proposed coupled with the anticipated intensification of use of the access by agricultural traffic or other vehicles in such a close proximity to the neighbours is expected to have an adverse effect on the living conditions of the neighbours at Maggies Cottage through noise, activity and possible vibrations contrary to GP2(g) and undermining Environment Policies 22 and 23 and those principles in EP15 seeking to best protect neighbouring residential properties from agricultural related activity as set out in the Isle of Man Strategic Plan 2016.

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

2.2 This decision was challenged by the applicant with an appeal considered on the basis of written representations. The inspector considering the appeal made the following observations:

• 57. When the planning application was originally considered by the Planning Authority information in respect of the need for the improved access and track was very scant . It is clear the main reason for undertaking the works was to give temporary access for contractors who were carrying out repair works to buildings at Malew House. There is already an access from Malew Road along side the appellants’ home which has been in use for some time and no suggestion has been made that that access is unsafe or unsuitable for vehicles visiting Malew House and barns . The reasoning for the improved access at the time of the application was to allow access for the larger commercial vehicles of the contractor and to avoid unnecessary disruption for the residents of Malew House, and to prevent mud being tracked through their property. The intention was that the access alterations and track would be removed once the works of repair had been completed. Other than a brief mention of an intention to use the fields to grown vintage strains of wheat, no other agricultural justification was given for the works at that stage, and it was not suggested by the appellants that there were existing agricultural activities being undertaken on the appeal site. The Architects Statement merely identifies the appellants’ motivation of benefiting the business operation and making a clear distinction between the residential (Malew House) and proposed agricultural access point.
• 58. At the appeal stage the appellants have expanded on information in connection with the growing of vintage strains of wheat. I appreciate that there is a link between their business interest in the Noa Bakehouse and the possibility of using the appeal site for the growing of the vintage grain. Appendix III of the appellants’ Statement of Case is a letter which explains how a third party wishes to utilise the land to grow grain. They have been trialling and testing the heritage wheat market on the Island and have achieved a harvested crop elsewhere.
• 59. The fields around Malew House within the ownership of the appellants, at my site visit, appeared to be pasture. The appellants’ small tractor, as shown in Photograph 5 of their statement, appears to have been sufficient to cut and bale the grass on the

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

appeal site and I assume this would be the case for the other fields surrounding Malew House. The access at its original width would have accommodated the smaller farm machinery to maintain the estate where any use was limited to low maintenance hay making. I am also mindful that the holding is only some 7.7 acres and would have limited value in terms of agricultural production if fully utilised.

• 60. The appellants suggest the extended access would allow for machinery such as a combine harvester to be bought onto the field to harvest a crop. It would also allow further access to the other fields on the site while the gravel track allows access to the existing agricultural barn without driving across the field that would be planted with crops in the future . However, at my site visit I walked the full length of the perimeter track down to where it emerges behind Malew House. Between the appeal site and the area where there is a small open sided barn is, what appears to be, a bridged track between the trees which is fenced and limited in width. I have no doubt it would accommodate a small tractor, but a combine harvester would be unlikely to negotiate that part of the track to go through to the other fields.
• 61. The wheat is already being cultivated elsewhere on the Island, so the use of the appeal site is not essential in agricultural terms for this project. The strategy of the third party to the wheat cultivation is to adopt old farming methods and it has not been shown why, on such a small field, it would be necessary to use a combine harvester. In addition, it is stated the harvesting and baling of the appeal site would take approximately one week using a combine harvester and tractor with trailer. This is not a large field and with limited access to the rest of the estate, which can be accessed from Malew Road, the presented harvest time for the appeal site seems overly generous. I am not convinced that the appeal proposal is essential for the conduct of agriculture.
• 62. I recognise the possibilities and benefits of the appeal site being cultivated for vintage wheat, but I am not convinced that it is necessary to extend the access and create the perimeter track to facilitate this agricultural usage. It would be small scale and it has not been shown why other more accessible parts of the estate could not be used. Whilst the appellant’s may prefer not to have agricultural machinery or the site manager’s vehicles accessing the barns and fields passing by their house, this is an already established situation and not a justification for the appeal proposal. It is not uncommon for Farmers to drive their machinery along the perimeter of fields without

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

the benefit of hard surfaced tracks. By the very nature of tractors and similar they are built to negotiate terrain which may be unmade and muddy. More domestic vehicles such as cars, vans, land rovers and lorries can still access Malew House and the buildings behind, as they have done for some time, from Malew Road.

1. I accept that the future intentions of the appellants as to how they intend to utilise the appeal site could be considered agriculture, although small scale, but this must be weighed in the context of an over-riding national need in land use planning terms, and against the general policy against development in the countryside.

• 66. As this is a retrospective appeal much of the works involved have already been carried out. The stone gate pillar on the eastern side of the access has been removed. The access has been widened to some 6 metres with 2 metre splays either side. The pull-in is currently surfaced in aggregate, but it is proposed that the access point and for the first 6 metres adjacent to the highway and back into the appeal site will be surfaced in a bound surface material suggested on drawing no 2307/05 to be concrete or tarmac. The use of all of these materials, including the aggregate, introduces visually unsympathetic, harsh materials which are out of character with the rural environment and would have the appearance of an urban setting which would be obvious to those passing by whether on foot or in vehicles. This is particularly so as the access would have been significantly widened and therefore, far more obvious than the original green field access.
• 67. Similarly, the access track in hugging the perimeter of the field and utilising the unsympathetic and urbanising surfacing material would further erode the rural character and appearance of the locality .
• 68. Further to provide the visibility splays required by the Highways Department, in my view based on my assessment on site as well as the visibility splay plots on drawing nos 2307/06 & 2307/055, it would be necessary to remove the only remaining gate pillar and to reduce the height of the existing Manx frontage stone wall down to below 1.05metres. This would mean the removal of at least the edge coping for a considerable length of the stone wall. This would diminish the importance of the traditional wall in the landscape and undermine its heritage value.

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

1. The perimeter track and access and pull-in results in a loss of 21% of the appeal site. The field is Class 1/2 agricultural land and as a small field the loss of a fifth of the area capable of cultivating adds further to the concern in respect of the actual value of the cultivation of the field in agricultural terms. However, I accept the appellants’ contention that the track around the perimeter has been used as a grass track to access the barns behind Malew House for some time so I do not consider the appeal works would result in an additional loss of high-quality agricultural land. For this reason, I do not consider the terms of reason for refusal 3 have been justified.

1. The existing access arrangements to Malew House have been in place for many years and the appellants are in control of how and when vehicles use the access. This would not be the case for the residents of Maggie’s Cottage. Therefore, I consider the use of the extended access and pull-in would adversely impact on the living conditions of existing and future residents of Maggie’s Cottage by reason of noise, vibrations and disturbance. 76. As already identified, there is some benefit in facilitating the bringing into agricultural cultivation of a piece of high-quality agricultural land. However, the field is small and plans for cultivation are sketchy. The vintage grain is already being cultivation elsewhere on the Island and I am not convinced that the appeal works are essential for the conduct of agriculture. In my judgement, this diminishes the weight to be attributed to this benefit. 77. The benefit of moving access for machinery and vehicles from Malew Road to the A7 access for the residents of Malew House I consider to be solely a personal one 20 IMSP Policies GP2, EP15, EP23 & 22. Appeal No AP24/0014 Application No 24/00246/B 15 and give it little weight particularly when the impact on the residents of Maggie’s House is considered.

• 78. The identified harm of the appeal works include unacceptable visual impact resulting from the opening up of the access, the hardsurfacing of the pull-in and track and the proposed works to the stone wall which would be unsympathetic to the landscape being more urban in scale and would not protect the countryside for its own sake. In addition, it would not make a positive contribution to the environment of the Island, nor would it respect the surroundings.
• 79. In reaching this view I have taken into account the examples of other accesses and tracks which the appellants have brought to my attention. However, I am charged with considering and reporting on this case based on the circumstances and

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

evidence specific to this appeal site. I do not consider the other instances highlighted replicate the considerations and context of this case such that a precedent could be claimed to have been set.

• 80. Further harm to living conditions would ensue from the usage of the access and pull-in by reason of noise and disturbance for the existing and future residents of Maggie’s Cottage.
• 81. Therefore, in weighing any agricultural or personal benefit of the appeal works against the harms identified the balance swings heavily against the development applied for. In this way the terms of IMSP policies SP2, SP3, SP4, SP5, SPT5, GP2, GP3 and EP1, EP15, EP22 and EP2321 would be compromised for the reasons set out above.

2.2 The Minister agreed with the inspector’s recommendation that the works were not agriculturally justified and would have a harmful impact on the landscape and on the living conditions of those in Maggie’s Cottage and despite the inspector confirming that in her view, reason 3 was not justified, and the Minister not providing any justification for not following that advice, this reason was retained, albeit renumbered, in the final decision at appeal which was a very similar wording to the reasons given initially.

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

• 3.0 PLANNING POLICY CONTEXT
• 3.1 Area Plan for the South

• 3.1.1 The site lies in an area not designated for development or a particular purpose on the Area Plan for the South. There is a single Constraints Map which does not show any constraints applicable to the site itself but highlights the Rosehill ASSI across the road and the Registered Building of Malew Church to the south.
• 3.1.2 The Area Plan adopts the findings of the Landscape Character Assessment of 2008, the full relevant except is provided at Appendix One of this document with salient sections highlighted, and is summarised in the Area Plan Written Statement as follows:

Poyll Vaaish and Scarlett Peninsula (F8)

The overall strategy is to conserve the strong sense of openness throughout the area, with strong field pattern as well as the setting of the numerous archaeological sites and wartime structures within the area.

Key Views

Open and panoramic views out to sea, up to the Southern Upland peaks over open fields and towards the built-up areas of Castletown and Ballasalla are obtained from various slightly elevated positions within the area, where the cumulative effects of hedgerow trees does not intervene.

Foreshortened views in some flatter areas where the accumulated effects of hedgerow trees create a wooded horizon.

• 3.2 Isle of Man Strategic Plan 2016 3.2.1 The Strategic Plan provides generally non geographic policy advice for development throughout the Island. There is a general presumption against development in non designated areas (General Policy 3) although development which is justified by agricultural necessity is one of the exceptions listed. Environment Policy 15 goes on to provide further detailed advice on that.

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

3.2.2 Development which is harmful to the landscape is presumed against (Environment

• Policy 1) and there is a general expectation that development will enhance or have a positive impact on its surroundings (General Policy 2, Strategic Policies 3, 4 and 5) Development is generally directed towards settlements and sustainable locations (Strategic Policies 2 and 10, Spatial Policy 5 and Transport Policy 10).

• 3.2.3 Development which results in the loss of the highest quality agricultural soil will be presumed against (Environment Policy 14): the site is Class 1/2 so considered to be high quality and therefore protected from loss.
• 3.2.4 Development is expected to be served by highways and accesses which enable safe use and acceptable impacts on the highway and its network (Transport Policy 4 and General

• Policy 2).
• 3.2.5 Development which results in a harmful impact on ecology or the loss of trees of amenity value is presumed against (Environment Policies 3, 4 and 7).

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

• 4.0 THE PROPOSAL
• 4.1 Proposed is the creation of a new access and the closing up of the existing access onto the A7 together with the regularisation of the works already undertaken on site through the removal of the laneway running parallel with the A7 along with the unauthorised hardstanding adjacent to Maggie’s Cottage and the adaptation of the laneway running perpendicular to the A7 to a simpler route with hardcore strips either side of a central verge. The fencing and gate at the southern end of the new internal farm lane is to be retained as we believe this does not require planning approval under the provisions of Class 39 of the Town and Country Planning (Permitted Development) Order 2025.
• 4.2 The applicant has considered the comments and reasons for refusal from the previous application and would submit that the revised proposal addresses these in the following way:

• • The relocation of the access completely removes any agricultural traffic and activity from immediately alongside Maggie’s Cottage resulting in a benefit to this residential property and reduction in agricultural traffic alongside it
• • The visual impact of the proposal is reduced by placing it alongside an existing field access and the use of Manx stone walling in a manner to complement other entrances close by
• • The visual impact of the laneways is reduced or removed entirely through the restoration of the field parallel with the A7 to grass and the change from a completely hardcore laneway to a simpler hardcore tracked route
• • The entrance and exit area is a bound surface to reduce soil, mud and stones being tracked onto the highway
• • The entrance will be raised in level to reduce the need for lowering of the roadside wall to provide visibility over it for users of the new entrance.

• 4.3 The applicant has had regard to the character of the area which includes a similar entrance arrangement on the other side of the road with a lane with a central grass verge which incorporates a public right of way:

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

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

Agricultural justification

• 4.4 The previous application provided some justification for the proposed works and referred to the growing of heritage wheat for a local bread supplier. This is part of the justification but not the whole picture.
• 4.5 There has always been access to the application site fields via the A7. Tractors, sheep trailers, agricultural vehicles and trailers have been coming in via that access for years. Entering at Maggie's Cottage from the A7 became dangerous as that road has got busier and cars have been going past that section faster and faster. When the access was small it meant that vehicles had to cross the middle of the road to turn in or out of the field, this became more and more dangerous with the road getting busier (especially around the times of the Southern 100 and pre and post TT racing) and faster. The applicant would submit that there have been more accidents in the last couple of years around that area (Billown dip) than when they first moved in over 10 years ago.
• 4.6 Widening the access made it safer for tractors and trailers (for sheep and other agricultural loads) to come in and out of the fields although vehicles coming in through the

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

access in its original/current position still have to manoeuvre round and travel around the edge of the field to get into the main part of the site and the rest of the fields.

• 4.7 The proposed works reinstate the field and result in more of the field being available for agricultural use. The proposed access is more direct and easier to negotiate and is more similar to the adjacent and opposite field entrances. The proposed access also offers better visibility towards Cross Four Ways than does the existing entrance which is impaired by Maggie’s Cottage. It should be noted that this new entrance provides access to all of the fields to the north of Malew House within the holding.
• 4.8 Whilst the existing access alongside is less wide than is the proposed entrance, vehicles using this existing entrance have to use all of the road to get in and out, reducing highway safety and inconveniencing other road users. This is also the subject of a current application for widening, for the reason that the limited width constrains the safe access and egress of agricultural vehicles to and from this field (see paragraph 4.12 below).
• 4.9 It may also have been inferred that the heritage wheat will be grown only in the roadside field whereas it is proposed to introduce this crop on the remaining fields north of the house, which amount to around 3 acres with a further potential if there is a demand, to use the fields to the south of the house which would be a further 4 acres. The intended purchaser of the wheat is very excited about growing Heritage Wheat locally and has already done initial tests on the soil and confirmed that it has no pesticides and herbicides, this is very unusual and very exciting for quality wheat. He’s also excited about growing locally as it will also give the Island food security and resilience should we encounter wheat shortages or delivery challenges from across.
• 4.10 His comments are as follows:

“The approval of this plan would provide a shift in how we approach food security on the island, moving from a narrow focus on food security alone, to a broader conversation about the diversification of crops and creating new markets for our farmers. This would also allow us to support the resurgence of traditional farming methods that have long been a part of our agricultural heritage.

Malew is uniquely situated to lead this transformation and the location at Malew offers the perfect setting for such an initiative and Malew is ideally positioned to champion

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

this change and foster a farming environment that is both productive and environmentally responsible.

Additionally, the field sizes in this area are well-suited to serve as test plots (to start), providing the ideal opportunity for experimenting with various crops. These fields would allow for a crop rotation system, ensuring that we maintain the health and fertility of the soil, while also allowing our farmers to produce a wide range of crops. This system would not only enhance soil quality but also help in preventing the depletion of nutrients and combatting pests.

By introducing this approach, we not only open new markets for farmers but also position the island as a leader in sustainable, local agriculture.

Diversification would allow us to meet the growing demand for organic and sustainably produced goods, offering the island a competitive edge.

I strongly believe that this initiative could be the beginning of a positive shift in how we approach farming and food production here, ensuring both economic and environmental benefits for years to come.” (Miles Pettit, Noa Bakehouse).

• 4.11 The site is within one of the few areas of the Island which as Class 1/2 in terms of soil quality. If this is to be realised then it is necessary to have access available to those vehicles which need to work the land. At present access for larger vehicles is limited due to the mostly narrow and residential scale of the internal roadways and the presence of trees which create the character of the setting of Malew House.

Conclusion

• 4.12 The proposal will result in the closing off of an existing entrance alongside an established dwelling and the creation of a new access alongside another existing field entrance. It is notable that this adjacent existing access is the subject of a current application for widening (25/90243/B) which is awaiting consideration. This application seeks to widen the access and set the gates 6m back from the highway - see below. This is proposed for the reason that the entrance currently provides insufficient width for agricultural vehicles to safely and conveniently access and egress using this opening.

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

• 4.13 It is noted that the comments from the Highway Services Division of Department for Infrastructure on this application are: After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the proposals are an improvement to the existing situation for agricultural access vehicles.
• 4.14 The proposed entrance is opposite another existing field access which also serves as a public right of way.
• 4.15 The works will improve highway safety by providing increased visibility splays for those vehicles leaving the site and the widened access will enable larger agricultural vehicles to access and egress the site without having to use both sides of the carriageway which will enhance highway safety and network efficiency. The proposal therefore complies with

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

General Policy h and i. The works will have an acceptable and even beneficial impact on highway safety and as such are in accordance with Transport Policy 4.

• 4.16 The new entrance will feature stone walls reflecting the treatment of the field access opposite and the land will be formed by two hardcore tracks with a grass verge in the centre. We would submit that the works will have an acceptable impact on the character and appearance of the area and thus would be in accordance with Environment Policy 1, General Policy 2b, c and g, Strategic Policies 3, 4 and 5 and support the Landscape Character Assessment and landscape strategy therein. As the works will enable the land to be farmed through the provision of satisfactory access we would submit that it also complies with General Policy 3f and Environment Policy 15.
• 4.17 The works would improve the living conditions of those in Maggie’s Cottage and would not have any adverse impact on any other property. The works are proportionate to their purpose and as such we would submit that they are in accordance with Environment Policy 15 and would support Environment Policy 14 by enabling the agricultural use of land in the highest class of soil quality and not result in any loss thereof.
• 4.18 We would submit that the amendments which have been undertaken together with the additional supporting justification results in a proposal which overcomes the reasons for refusal of the previous application and now complies with all of the relevant planning policies and will result in a beneficial impact on the environment and greatly enhance the agricultural productivity of this agricultural holding which accommodates some of the highest quality agricultural land on the Island.

Sarah Corlett 06.05.25

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

APPENDIX ONE

EXCERPT FROM THE LANDSCAPE CHARACTER ASSESSMENT 2008 F8 –POYLLVAAISH AND SCARLETT PENINSULA Key Characteristics

• • Predominantly flat open arable and pastoral land with large rectilinear fields in a rough geometric pattern in close proximity to the coast.
• • Little settlement in the area other than a few scattered farms surrounded by small woodland blocks.
• • Eastern periphery meets and is influenced by the built up areas of Castletown, Ballasalla and the environs of Ronaldsway Airport.
• • Various archaeological sites along the coastal areas including a Viking burial.
• • Coastal views over open land with little intervening substantial tree cover.
• • Some small rectilinear drainage ditches running along field boundaries.
• • Few abandoned limestone quarries now flooded.
• • Isle of Man Steam Railway with various stations cuts across the area east-west.
• • Relative sense of tranquillity amongst the fields and on the Scarlett Peninsula, but reduced near main roads and Poyll and Vaaish quarries.
• • Large country estates west of Malew Road

Overall Character Description Predominantly flat open arable and pastoral land with large rectilinear fields in a rough geometric pattern spreads across this area in close proximity to the sea with the Scarlet Peninsula projecting out into Bay-ny-Carrickey. Manx hedges containing gorse, hedgerow shrubs and small windswept trees delineate the large fields that contain grazing stock as well as numerous horses. There is relatively little tree cover in the area with the exception of some fragmented woodland on the slightly higher ground around Balladoole House and along the road that runs to Maddrell’s Bridge.

Other than the Silver Burn, whose lush banks marks the area’s eastern boundary, and the vegetated valley of River Colby in the east of the area, there are few substantially sized water courses in the area. Small drainage ditches run along the sides of some fields with various aquatic species growing in them while numerous flooded limestone quarries in the east of the area represent ecologically valuable freshwater bodies.

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

Field boundaries meet the coastal strip with irregular edges that abut the low rocky foreshore as the area’s southern boundary follows the coastal path. The area’s northern boundary follows the A7, after which the land starts to gently rise as it leaves this limestone area with numerous nucleated settlements such as Colby and Ballabeg located on the northern edge of the road. The eastern periphery of the area has a few scattered farmsteads with associated outhouses nestled amongst the fields. The eastern area is also influenced by the built up area of Castletown and Ballasalla, whose grey pebble dashed housing estates form part of the southern boundary around Castle Rushen High School and Maddrell’s Bridge. The numerous straight roads in the area follow the geometric field pattern and are enclosed by Manx hedges and have distinct road markings where they form the route of the Southern 100 Course with numerous viewing platforms and race marshals’ boxes. The Viking burial north of Pooilvaaish is one of the many archaeological sites in the area that include burial mounds and numerous earthworks usually located in prominent positions with sea views. The area has a rural and coastal character with its remoteness impaired slightly by the builtup character of the surrounding areas but with some tranquillity on the Scarlett Peninsula and along the coast.

Key Views

• • Open and panoramic views out to sea, up to the Southern Upland peaks over open fields and towards the built-up areas of Castletown and Ballasalla are obtained from various slightly elevated positions within the area, where the cumulative effects of hedgerow trees does not intervene.
• • Foreshortened views in some flatter areas where the accumulated effects of hedgerow trees creates a wooded horizon.

Historic Features

• • Keeill Vael.
• • Various Burial Grounds and earth works, most notable being Balladoole Viking Ship Burial.
• • St. Lupus’ Church.
• • Round house.

Ecological Features

• • Flooded limestone quarries with aquatic and marginal habitats.
• • Aquatic and riparian waterside habitats in the numerous small drainage ditches, standing bodies of water as well as along Silver Burn and The Colby River.

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

• • Riverside deciduous woodland.
• • Farmland and grassland habitats.
• • Hedgerow matrix containing high biodiversity and habitats.

Evaluation of Inherent Landscape Sensitivities

• • Valuable aquatic, riparian and wet meadow habitats alongside Silver Burn river.
• • Numerous archaeological sites.
• • Open coastal views over agricultural land with little substantial woodland.
• • Large rectilinear field pattern close to the coast.
• • Low Manx hedges containing wind swept gorse and sparsely scattered deciduous trees

Landscape Strategy

The overall strategy should be to conserve the strong sense of openness throughout the area, with strong field pattern as well as the setting of the numerous archaeological sites within the area.

Sarah Corlett Town Planning Consultancy Ltd 23 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