Planning Statement

Planning Statement For The Replacement Of An Existing Agricultural Building, Bibaloe Beg Farm, Bibaloe Beg Road, Onchan Im4 5Ad

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 The site
• 1.1 Bibaloe Beg Farm sits on the eastern side of Whitebridge Road (A2) as it rises out of Molly Quirk’s Glen dip out of Onchan and towards Baldrine and on both sides of Bibaloe Beg Road which links Whitebridge Road with King Edward Road to the east.
• 1.2 The holding extends to 32 acres, most of which are to the north west of Bibaloe Beg Road and it contains a single agricultural building which is located immediately alongside Bibaloe Beg Road and opposite Bibaloe Beg Farmhouse and Barn Cottage/The Old Barns none of which is in the applicants’ ownership.
• 1.3 The applicants reside in Unity Cottage, a traditionally styled two storey house which is the first on the right as one proceeds south east along Bibaloe Beg Road from Whitebridge Road.
• 1.4 Alongside Unity Cottage is Bibaloe Beg Farmhouse - a substantial, three storey Manx farmhouse with contemporary single storey annex and alongside that, former barns which were approved for conversion to residential and tourist accommodation (see planning history).
• 1.5 The existing barn is in poor condition although still used for agricultural purposes:

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

• 1.6 The land and building are tenanted to a farmer who manages additional areas in the vicinity and the building is presently used for the storage of vehicles, fertilisers, machinery etc in connection with that activity.
• 1.7 The building is around 70 years old and has reached the end of its useful life and is beyond economic repair. It is the only building which is available for agricultural purposes for Bibaloe Beg Farm.

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

• 2.0 THE PROPOSAL
• 2.1 Proposed is the replacement of the existing building. The new building will be slightly smaller than the existing and moved slightly further back from the highway.
• 2.2 The existing barn has dimensions of 18.5m by 18.3m and 4.9m to the eaves and 8.4m to the ridge at the tallest points measured from ground level.
• 2.3 The proposed building will have dimensions of 15m by 18m and be 4m to the eaves and 5.59m to the ridge. The building will be fully enclosed and finished in non insulated plastisol cladding in Merlin Grey. Each roof plane will contain four roof lights within the cladding system.
• 2.4 The new building will be moved from the site of the existing, such that it is 8m from Bibaloe Beg Road.

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

• 3.0 PLANNING POLICY
• 3.1 The site lies within an area designated on the Area Plan for the East (2020) as Open Space (which may be for a particular purpose). It is outside of the settlement of Onchan.
• 3.2 Development in such areas is generally presumed against unless it complies with the following exceptions as set out in General Policy 3 of the Strategic Plan:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage.

and

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.

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

• 3.3 The Infrastructure Constraints map accompanying the plan shows no constraints applicable to the site or immediately surrounding area.
• 3.4 The Environmental Constraints map which accompanies the plan, shows an area of Registered Trees close to the existing agricultural building. This is more clearly shown in the Island Environment map:

3.4 The Landscape Character Assessment prepared in 2008 is referred to and summarised in the Written Statement accompanying the Area Plan and states the following about this area of Incised Slopes - Conrhenny and Groudle (the full Assessment is set out in Appendix One):

Landscape Strategy Conserve and enhance:

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

• a) the character, quality and distinctiveness of this area of relatively sparse settlement;
• b) its valley bottom woodland;
• c) its National Glens;
• d) the various archaeological features within the area.

Key Views Dramatic views to an Upland backdrop to the North and West. Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to strongly recognisable sense of place. Close and distant views to the northern edge of Onchan/ Douglas settlement, which is visually harsh in places. Channelled views along the corridor of the Groudle River, which is enclosed in places.

• 3.5 The site is not within an adopted or proposed Conservation Area.
• 3.6 The site is not shown as being at risk of flooding and it is not identified as being ecologically important or sensitive.
• 3.7 Planning approval may be granted for development which is justified in agricultural terms:

Environment Policy 15: Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part.

Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended.

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

Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape.

• 3.8 The loss of trees of amenity value is presumed against (Environment Policy 3).
• 3.9 Development which is harmful to ecology is discouraged (Environment Policy 4).
• 3.10 The loss of the highest quality soils - Classes 1 and 2 - is generally unacceptable (Environment Policy 14). The soil here is Class 3/2 so there will be a presumption against the loss of any agriculturally productive land as a result of the development.
• 3.11 Development is generally expected to comply with General Policy 2:

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;

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

• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption.

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

• 4.0 Planning history
• 4.1 The site of the existing barn was the subject of an application in 2005 for replacement with a dwelling (05/92300/A). This application was refused at appeal for the reason that there was no justification for a dwelling in this location.
• 4.2 The applicants’ dwelling was approved as a replacement dwelling under 99/01107/B, 99/01829/B and an extension was permitted more recently, under 15/00652/B.
• 4.3 The smaller barn to the south east of the site was also the subject of an application for replacement with tourist accommodation, which was refused (01/00032/A).
• 4.4 A new modern extension was added to Bibaloe Beg Farmhouse under 18/00679/B.
• 4.5 The barns were approved for conversion to residential and tourist accommodation under a range of applications (04/01715/A, 06/00496/REM, 05/01189/A, 06/00496/REM and 07/02094/B).

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

• 5.0 Assessment
• 5.1 The proposal will result in the retention of an agricultural storage facility but where the new building is of an improved appearance and structural condition, it is a smaller structure and moved further from both the highway and from existing residential properties and the adjacent Registered Trees. The new building will be capable of withstanding the prevailing weather conditions including very high winds, which the existing building is not.
• 5.2 The enclosed nature of the proposed building will result in better protection for the items stored within the building and more security therefor.
• 5.3 Whilst moved further from the highway, the replacement building will visually still be within the existing building group as viewed from the Whitebridge Road and Begoade Road as may be seen in the following photographs of the existing building and its context with the Merlin Grey colour of the sheeting will sit comfortably among buildings finished in similar colours.

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

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

• 5.4 The building is used and the proposal will retain a useful facility for the land associated with it together with the additional land leased by the current user.
• 5.5 The visual impact, we would submit, will be improved by what is proposed, both from Bibaloe Beg Road and from Whitebridge and Begoade Roads and will provide more secure and weathertight storage for the items within it.
• 5.6 The building remains within the existing building group and is of a size and construction suitable for its purpose. It isn't an exposed location in terms of Environment Policy 15 and whilst close to the highway, is further therefrom than is the existing building, thus complying with the requirements of this policy and respecting the key elements of the Landscape Character Assessment.
• 5.7 We would also submit that the proposal meets all of the requirements of General Policy 2 in terms of the design and location and its visual impact, effect on those in neighbouring dwellings and there will be no change in terms of traffic, access, parking, trees and ecology.
• 5.8 In conclusion, the application will ensure that there is a sound, asbestos free agricultural building here which is suitable for modern day farming practices and which will have an enhanced impact on the area in which it will sit with no loss of agricultural land, noting that the building will sit in an area where the existing building currently site along with a concrete pad.

Sarah Corlett 31.03.2025

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

Excerpt from the Landscape Character Assessment 2008

D3 CONRHENNY/GROUDLE Key Characteristics

• • Gently rolling topography, which is cut by a series of rivers.
• • Contain the relatively narrow corridors of the Groudle and Ballacottier Rivers.
• • Patchwork of organised pasture and arable fields delineated by a combination of hedgerows, Manx banks and visible drainage ditches.
• • Patches of regular coniferous woodland plantations as visible landmarks with the surrounding landscape.
• • Distinctive black and white Manx milestones lining the A2 road corridor.
• • Series of scattered, isolated farmsteads (several of which have associated modern farm buildings).
• • Sense of enclosure provided by Uplands to the north-west.
• • Open views to visually harsh red roofs of modern housing developments at the edge of Onchan dominate views southwards.
• • Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to strongly recognisable sense of place.

Overall Character Description This character area encompasses gently rolling topography, which is cut by a series of small rivers and streams, including Groudle River and Ballacottier River, which flow north-south across the area. To the north of Onchan, the Groudle River has been dammed to form two triangular reservoirs, Kerrowdhoo and Clypse, which are visible on the horizon on approach to the area. Landscape within the area is covered by a patchwork of organised pasture and arable fields, which are delineated by a combination of hedgerows and Manx banks. Ditches are also characteristically visible at field boundaries in certain locations. Three regularshaped coniferous woodland plantations are situated on sloping land to the northeast of Onchan and provide recognisable sense of place. Set against a dramatic upland backdrop, these woodlands create a sense of enclosure surrounding Conrhenny equestrian centre and provide recognisable landscape features within an otherwise predominantly open landscape. To the south, the area is served by the main A2 road, which runs along the coastline and connects Douglas in the south to Laxey in the north. A series of relatively quiet, rural roads lead northwards from this main road corridor, towards the upland backdrop. Settlement

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

pattern consists of a series of scattered, isolated farmsteads, several of which have visually intrusive modern farm buildings in proximity to the older, traditional farmhouses. A sense of enclosure is provided by Uplands to the northwest. Overall, there is a relatively strong sense of tranquillity throughout the character area, at distance from major roads corridors and the edges of Onchan. To the north of Onchan, the geometric course of the A18 (TT course), with several viewing platforms and Marshals’ boxes, provides a recognisable transport corridor within the area. The sense of tranquillity is greatly disturbed during TT season. The meandering path of the Groudle River (which is enclosed and wooded in places) abuts the north-eastern edge of Onchan and flows eastwards to join the sea at Port Groudle. Just to the south of this river corridor, King Edward Bay golf course (situated on a prominent hill, and consisting of several areas of rough grassland and heathland) provides a distinct and recognisable landscape feature. In several places, open views to visually harsh red roofs of modern housing developments at the edge of Onchan dominate views southwards. Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to a strongly recognisable sense of place.

Key Views

• • Dramatic views to an Upland backdrop to the north and west.
• • Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to strongly recognisable sense of place.
• • Close and distant views to the northern edge of Onchan/ Douglas settlement, which is visually harsh in places.
• • Channelled views along the corridor of the Groudle River, which is enclosed in places.

Historic Features

• • St. Adamnan’s/Lonan Old Church
• • Standing stones and tumuli

Ecological Features

• • Biodiversity value within regular patches of predominantly coniferous woodland.
• • Stream corridors.
• • Intact network of mature hedgerows.

Evaluation of Inherent Landscape Sensitivities

• • Fragmented woodland in valley bottoms.
• • Rivers and reservoirs with riparian habitats.

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

• • Scattered settlement pattern of isolated farms and hamlets.
• • Sites of archaeological importance.
• • Manx Milestones by roadside.
• • Well-vegetated character alongside A-roads.
• • Victorian Isle of Man Steam Railway and station.

Landscape Strategy The overall strategy is to conserve and enhance the character, quality and distinctiveness of this area of relatively sparse settlement, its valley bottom woodland, its National Glens and the various archaeological features within the area.

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