20 August 2024 · Planning Committee
Farrants Fort, St. Judes, Isle Of Man, IM7 2en
The site at Farrants Fort is a rural property with a main farmhouse, traditional stone barns, and surrounding fields totaling 6.39 hectares, partially screened by mature trees and hedges from the Jurby Road.
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The officer found the barns redundant for agricultural use, structurally sound per the engineer's report, of architectural interest due to Manx stone construction, and capable of forming satisfactory …
Housing Policy 11
Requires rural building conversions to demonstrate redundancy, structural integrity, architectural interest, sufficient size with modest extensions not harming character, compatibility with surroundings, and services availability. Officer confirmed redundancy (decades unused, not meeting modern standards), structural suitability via report, Manx stone interest, 28-52% extension modest and innovative (glazing/oak distinguishing new/old), no neighbour harm, and service connections feasible.
Environment Policy 1
Protects countryside from adverse development unless overriding need. Works not publicly visible due to screening by dwelling, trees, hedges; high-quality design fits rural setting.
Environment Policy 2
Protects woodland. Site partially woodland but no unacceptable loss; tree protection conditioned.
Environment Policy 3
Prevents loss/damage to woodland of amenity/conservation value. No issues raised; trees retained/protected.
Environment Policy 4
Protects species/habitats of importance. Bat survey confirmed low roost potential but active roost; mitigation for bats/jackdaws/swallows conditioned.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Mitigates impacts on EP4 sites via conditions/planning agreements. Bat/bird plan, lighting scheme, tree protection required.
Transport Policy 4
Highways must accommodate development traffic safely. Existing access adequate per Highway Services.
Transport Policy 7
Requires parking per standards. More than two spaces per unit plus turning provided.
General Policy 2
Permits zoned-compliant development respecting site/surroundings, amenities, highways, ecology, etc. Proposal meets all tests: screened siting, no amenity/highway/ecology harm, sustainable design.
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 units(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Use restriction
The living accommodation within the two barns hereby approved shall only be used in association with the main dwelling house "Farrants Fort" and for purposes incidental to the use of main dwelling house "Farrants Fort" as a single dwelling and for tourist accommodation, but not as separate dwellings and only in accordance with the internal layout shown on drawing nr 24/13/04 REV A.
Bat and bird mitigation plan
Prior to any works commencing a bat and bird mitigation plan shall be submitted to the Department for approval which should include the number, location and type of bird and bat boxes/bricks/structures to be provided to the barns and/or within the site and these shall be installed prior to the occupation of the units and retained thereafter.
External lighting scheme
No external lighting shall be installed within the site unless a detailed lighting scheme is submitted in writing for approval by the Department which demonstrates any such lighting would not have an adverse impact upon bats and such approved scheme shall be installed in accordance with the approved details and retained thereafter.
Tree and hedge retention
The existing trees and hedges shall be retained in accordance with the approved details. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
Tree protection plan
Prior to any works commencing a scheme for the protection of the retained trees (a tree protection plan) which shall be prepared in accordance with the recommendations of British Standard BS5837:2012 shall be submitted and approved in writing by the Department and shall be fully adhere to.
No significant negative impact upon highway safety, network functionality and/or parking as the access visibility is acceptable, providing the proposals remain ancillary to the existing dwelling.
Final comments noted applicant's clarification on drainage satisfies concerns.
