18 July 2024 · Acting Head of Development Management (Abigail Morgan); issued by Director of Planning and Building Control (J Chance)
Kerrowkeil Chapel, Kerrowkeil Road, Grenaby, Ballasalla, Isle Of Man, IM9 3bb
The proposal involves converting a disused chapel in open countryside into residential and tourist use, with a ground floor kitchen/living area, mezzanine bedroom, and bathroom in the existing extension.
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The officer determined the chapel is redundant, evidenced by a Memorandum of Sale, satisfying Environment Policy 16(a) and Housing Policy 11(a)-(b) criteria for conversion of rural buildings of histor…
Strategic Policy 1
Requires optimising use of redundant buildings and previously developed land. Officer found proposal meets this by reusing intact chapel in countryside, part of existing building group, utilising infrastructure.
Strategic Policy 8
Permits tourist development reusing existing fabric without harming environment/highways. Conversion to tourist/residential use accepted as it enables enjoyment of attractions without adverse impacts.
Environment Policy 4
Protects habitats/species including bats. Ecologist confirmed no bat evidence but condition requires pre-commencement roof check; lighting plan condition follows bat guidance.
Environment Policy 16
Permits rural building reuse if redundant, intact, no extension/adverse change, and no traffic issues. Chapel meets criteria (a)-(f) with evidence of redundancy via sale memo; no extensions proposed.
Housing Policy 11
Allows countryside building to dwelling if redundant, intact, of interest, suitable size, compatible uses, serviced. Chapel qualifies per criteria (a)-(f); internal mezzanine provides satisfactory one-bedroom dwelling.
General Policy 1
Requires regard to Development Plan/material considerations. Proposal assessed against full Plan and found compliant.
General Policy 2
Requires development to respect site/surroundings in scale/design, protect character/amenity/highways/ecology. Sympathetic materials, parking, and limited changes ensure compliance; multiple conditions enforce.
General Policy 3
Restricts countryside development except redundant rural building conversions (per ENV16/HP11). Proposal fits exception (b) as historic chapel reuse.
Business Policy 12
Permits redundant countryside building to tourist use if complies with HP11. Proposal meets criteria.
Business Policy 14
Rural tourism if complies with GP3/B11/B12. Self-catering unit in chapel conversion accepted.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Pre-commencement bat check
As per the Ecologists comment on the 20th of June, Prior to commencement a thorough check of the roof space shall be completed. Reason: To ensure the development accords with Environment Policy 4 of the Isle of Man Strategic Local Plan.
Approved plans
The development approved shall be carried out in accordance with the Construction Drawing and Additional Planning Statement submitted to the Planning Department on the 10th of July 2024. Reason: For clarity and in the interest of highway safety and to protect residential amenity in accordance General Policy 2 of the Isle of Man Strategic Plan 2016.
Roof materials
The roof shall be finished in natural reclaimed slate to match those of the existing building in respect of colour and texture. Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
Rooflight standard
The one rooflight hereby approved shall be of conservation standard in so much as it is flush with the slate roof. Reason: To protect the character of the building in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
Wall finish
All external facing shall be finished in a lime wash finish to match the existing building in respect of colour and texture in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016. Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
Surface water drainage details
Prior to implementation of the off-road parking, details of how surface water shall be managed within the site shall be submitted to the Planning Department for prior written approval. Reason: To ensure surface water is managed appropriately and does not cause flooding elsewhere and to avoid contravention of Section 58 of the Highway Act 1986 by allowing surface water to run onto the public highway, in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
Parking materials sample
Prior to implementation of the off-road parking, a sample of the materials to be used for the off-road parking area shall be provided on site and an application submitted to the Planning Department for prior written approval. Reason: To ensure the material finish is in keeping with the historic building in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
Parking prior to use
Prior to the converted Chapel first being brought into use the car parking area shall be completed. Reason: In the interests of highway safety and to protect residential amenity in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
Bat-sensitive lighting plan
Prior to the attachment or insertion of any external lighting to the building, outside seating or parking areas a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023) shall be submitted to Planning and approved in writing. All works must be undertaken in full accordance with the approved plan. Reason: To ensure that the development has an acceptable impact on the environment in respect of Bats which are a protected species in accordance with Environment Policy 4 and General Policy 2 of the Isle of Man Strategic Plan 2016.
Removal of permitted development rights
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or reenacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels; Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 17 - Private garages and car ports; Class 21 - Construction of decking; Class 28 - Roof lights; Class 42 - Solar Panels. Reason: To ensure that future development of the site respects the character of the existing building and surrounding landscape in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
No objection.
No objections; request condition removing permitted development rights to protect historic character.
No significant impact; request condition for parking completion prior to first use.
Preliminary Bat Survey not required as no evidence found; thorough roof check prior to commencement required; consider bat box.
All consultees (DEFA Assistant Registered Buildings Officer, DEFA Biodiversity/Ecosystem Policy, Highway Services, and Malew Parish Commissioners) raised no objections to the conversion of Kerrowkeil Chapel to residential and tourist accommodation, with specific conditions requested regarding permitted development rights and bat working methods.
Key concern: limited potential for occasional or transient use by small numbers of bats in small crevices around the outside of the building
DEFA Asst RB Officer
No ObjectionNo objections to proposals; the scheme proposed within this application is judged to strike a good balance between the need to find an alternative use for the building, and the desire to retain as much of the building’s character and elements of significance as possible; Reason: To ensure that future development of the site respects the character of the existing building and surrounding landscape
Conditions requested: 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 development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels; Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 17 - Private garages and car ports; Class 21 - Construction of decking; Class 28 - Roof lights; Class 42 - Solar Panels
DEFA Ecosystem Policy Officer
Conditional No ObjectionForward to the below response, the Ecosystem Policy Team retract our request for a preliminary assessment for bats; An internal inspection of the property has determined that the roof space is not being used for bats, due to the presence of thick cobwebs and no signs of any bat use; responsible working methods should be utilised
Conditions requested: The applicant must ensure to undertake thorough checks for bats in and around the building prior to its conversion. The stripping of the roof tiles should be undertaken by hand, or where necessary with the assistance of hand-held tools and machinery, with due care. Roof tiles should be lifted off carefully and directly, and not rolled, compressed, or sprung to avoid potential harm to any bats which may be present. Should bats, or evidence of bats, be found, then the work must stop and advice be obtained from the Ecosystem Policy Team on 01624 651577
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking
Conditions requested: subject to the parking area being implemented before first occupation of the proposals
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following planning applications... 24/00292/B Kerrowkeil Chapel, Grenaby
