16 June 2020 · Planning Committee
Cable And Wireless, Site 082 Tower Farm, Mountain Road, Ramsey, Isle Of Man, IM8 2jl
The proposal involves refurbishing a derelict Manx farmhouse (with all four walls standing to full height but roof missing) and converting two intact stone barns into a single four-bedroom dwelling, linked by a single-storey glazed entrance, with a new detached garage and relocated access lane from the Mountain Road.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the farmhouse conversion against HP13, noting it has all four walls to eaves level (though some sections require rebuilding and underpinning per structural report), an existing us…
General Policy 3
Permits countryside development exceptionally for conversion of redundant rural buildings of architectural/historic interest (HP11) or previously developed land reducing landscape impact. Officer found site qualifies as redundant historic farm buildings on previously developed land, with reuse improving dilapidated appearance.
Environment Policy 1
Protects countryside unless overriding need/no alternative. Sensitive reuse and screened works do not adversely affect countryside; new access impact outweighed by highway benefits.
Environment Policy 2
Prioritises landscape character in AHLV unless no harm/essential. Fleeting views of traditional farmhouse; lane designed as farm track with screening; overall betterment vs derelict state.
Housing Policy 11
Requires redundancy, intact structure, interest, sufficient size/modest extensions, compatibility, services for barn conversions. All met: structurally sound Manx stone barns redundant for agriculture, subordinate glazed link/sunroom screened, services viable.
Housing Policy 13
For abandoned dwellings: substantially intact (3+ walls to eaves), usable track, services. Four walls intact but partial rebuild needed; track improved; water viable. Benefits of retention outweigh strict compliance.
Transport Policy 4
Highways must accommodate traffic safely. New access improves visibility/geometry over existing despite partial DMRB relaxation; low movements; Highways no objection.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No further extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
No further outbuildings
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
No forward enclosures
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details.
Parking/turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
No external lighting
There shall be no external lighting along the new access road.
Access construction and visibility
No development of the farm can take place until the access has been constructed as shown in Drawing No. 102 Rev F. The visibility splays shall thereafter be permanently maintained free from obstruction to vision above a height of 1.05 above the level of the adjacent carriageway.
Landscaping scheme
Prior to the commencement of any development a landscaping scheme shall be submitted and approved by the Department which demonstrates the provision of a new grassed/landscaped banks which run along the eastern/southwestern boundaries of the new access driveway which also demonstrates the provision of a new public footpath and this approved scheme is to be completed prior to the occupation of the dwelling hereby approved.
Existing access closure
Prior to the commencement of any development a scheme shall be submitted and approved by the Department which demonstrates how the existing vehicular access onto the Mountain Road is to be blocked up. This approved scheme shall be completed prior to the occupation of the new dwelling and retained thereafter.
Planting maintenance
All planting, seeding or turfing comprised in drawing 101 REV C shall be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the shed, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Housing Policy 13 relevant; proposals make appropriate use of structures without unacceptable impact on remote visually sensitive location; defer highway safety to Highways but note new access
No objection (DNOC); proposed access achieves betterment in visibility (130m/66.5m vs existing 17m/34m) and geometry despite relaxation; no adverse impact on road safety/capacity
Highway Services initially objected due to visibility and access issues but later recommended DNOC with conditions; Garff Commissioners supported with pedestrian safety concerns; DEFA Biodiversity and Manx Wildlife Trust raised bat survey needs.
Key concern: Highway visibility splays insufficient for safe access
Highway Services Division
Conditional No ObjectionOverall, Highways Services considers the proposed development will have not have an adverse impact on road user safety or highway capacity.; Recommendation: DNOC
Conditions requested: No development of the farm can take place until the access has been constructed as shown in Drawing No. 102 Rev F. The visibility splays shall thereafter be permanently maintained free from obstruction to vision above a height of 1.05 above the level of the adjacent carriageway.; The closure of the existing access should occur in advance of the new access being brought into operation.; No development shall take place, including any works of demolition, until a construction management plan or construction method statement. The approved plan/statement shall be adhered to throughout the construction period. The statement shall provide for: parking of vehicle of site operatives and visitors routes for construction traffic; hours of operation method of prevention of mud being carried onto highway; users of PROW P502; proposed temporary traffic restrictions and arrangements for turning vehicles.
Highway Services Division
ObjectionHighway Services oppose the application on highway safety grounds as it has not been demonstrated that the proposed site access junction would have sufficient highway visibility, and that large vehicles could access, egress and pass each other on the proposed site access route.; Recommendation: 0
Garff Commissioners
The Commission has previously requested that consultation take place with the applicant prior to any approval with a view to improving the safety of pedestrians in the vicinity.; The Commissioners feel that an opportunity to increase public safety will be missed if the issue of pedestrian safety is not considered.
DEFA Biodiversity
There is insufficient information provided within the supplied documentation to adequately assess the risk to bats.
Conditions requested: Trees inspected for potential roost features and bat roost check undertaken prior to determination; Buildings checked for suitability for roosting bats
Garff Commissioners
Members request that the Planning Officer consults Highways and considers the adaption of these plans to include a design which improves pedestrian safety
Garff Commissioners
No ObjectionThe consensus was that the proposals did not significantly contradict this policy particularly if a potable water supply can be accessed.; It was felt that the proposals made appropriate use of the existing structures
Manx Wildlife Trust
In the current documentation it was difficult to find photographs to document the farm buildings and there seemed to be no mention of whether there was a risk to bat roosts
