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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00708/B Applicant : Mr Ian Harland Proposal : Conversion of barn and erection of double garage extension to provide ancillary and tourist accommodation Site Address : Farrants Fort St Judes Isle Of Man IM7 2EN

Principal Planner: Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 02.08.2024 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. 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.

C 2. 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.

Reason: To control development in the interests of the amenities of the surrounding area.

C 3. 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.

Reason: In the interests of the character and appearance of the site and surrounding area.

C 4. 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

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not as separate dwellings and only in accordance with the internal layout shown on drawing nr 24/13/04 REV A.

Reason: The application does not propose to create separate dwellings within the site and has not been considered as such.

C 5. 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.

Reason: In the interest of biodiversity

C 6. 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.

Reason: In the interest of biodiversity and Protection of protected species

C 7. 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.

Reason: To safeguard the appearance of the development and the surrounding area.

C 8. 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.

Reason: In the interest of the protection of existing trees proposed to be retained and in the interests of the character and appearance of the countryside.

This application has been recommended for approval for the following reason. Overall, it is considered the proposed works would not adversely affect the countryside or harm the character and quality of the landscape, have no adverse impact upon any protected species/trees; and have no significant impacts upon private or public amenities and therefore comply with HP 11 and EP 1, 2, 3, 4 & 5, TP 4 & 7 and GP2 of the IOM Strategic Plan 2016, The Residential Design Guide 2021, Our Island, Our Future Isle of Man Visitor Economy Strategy 2022-2032 and Our Island Plan (2024/25).

Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers all received;

26.06.2024 A3 - Location Plan. A3 - Photographs. Drawing 24/13/01 - Existing Site Plan. Drawing 24/13/02 - Barn Survey. Planning Statement.

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Electrical Vehicle Data Sheet. (Rolec) Structura Structural Engineers Report. Manx Bat Group Report.

08.07.2024 Drawing 24/FF/MSP REV A - Master Site Plan Drawing 24/13/03 Rev A - Proposed Site Plan Drawing 24/13/04 Rev A - Proposed Elevations, Sections & Plans __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE ACTING HEAD OF DEVELOPMENT MANAGEMENT

1.0 THE SITE 1.1 The application site represents the curtilage of Farrant's Fort which is an existing large traditional (although built in recent decades) Manx farmhouse style with five uppers windows over a central doorway which is flanked with two windows either side. The detached dwelling is situated at the northern side of the Jurby Road, west of the Bernahara Road and is easts of St Jude's Crossroads. The dwelling is setback a distance from the main road and is partially screened due to mature trees/landscaping between the site and the Jurby Road.

1.2 To the rear of the dwelling (northwest) is an "L-shaped" traditional Manx stone barn and beyond and immediately to the north is a modern portal steel frame agricultural barn with a lean-to stoned wall barn attached. These buildings are well screen from the Jurby Road, being to the northwest of the main dwelling house and the mature landscaping along the southern and western boundaries of the site and between the site and the Jurby Road, namely a mature hedgerow which runs along the northern section of the Jurby Road. The main dwelling is partially apparent from the Bernahara Road to the east of the site, albeit Manx sod banks and landscaping does limit its distance appearance. The barns are screened from view given their siting behind the main dwelling house.

1.3 The main access to the site is via a private access/driveway which directly accesses onto the Jurby Road and runs in a north westerly direction for an approximately 100+metres towards the Farrant's Fort holding (building outlined above).

1.4 The applicants also own fields Nr 124768, 124022, 124021, 122612 and 122575 which surround the Farrant's Fort holding. The total holding associated with the site is 6.39 hectares in size.

2.0 THE PROPOSAL 2.1 The application seeks approval for the proposed conversion of barn and erection of double garage extension to provide ancillary and tourist accommodation.

2.2 The existing barn is generally "L-shaped" in proportion, and made up of two attached barns, each two storeys, albeit are not interlinked internally. They are construction with Manx Stone with slate roofs above.

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2.3 The eastern most barn is the smaller of the two barns. The submission inclusions the removal of the existing roof and install a new roof which would be at a greater level than the existing. This roof which would be finished with a slate roof which would sit upon a glazing curtain walling system, which would be installed above the existing stone walls and below eves level of the new roof, to give the appearance that the roof is floating above the existing stone walls. A fully glazed two storey extension is also proposed to the north-eastern gable end elevation of the barn. Internally it is proposed to install a green oak frame. Existing openings would remain and reused either as windows or doorways. There would be no enlargement of them. This unit would result in a two bedroom unit.

2.4 The large of the two barns which is more westerly of the barns. The main change is the two storey extension to the north-western gable elevation. This extension would be finishes in Oak cladding and a natural slate roof, with the extensions northern gable elevation and north-western elevation both finished with full two storey glazing. Internally it is proposed to install a green oak frame. Existing openings would remain and reused either as windows or doorways. There would be no enlargement of them. This unit would result in a two bedroom unit.

2.5 Attached to the north-easterly elevation of the western barn is a proposed double garage with storage space above. This garage would be constructed with a green oak frame and finished in oak weather boarding, to match the same finishes used to the barn extensions. This element is attached to the existing barn to given the appearance of a courtyard layout and also to reduce the impact of the wind.

2.6 Access will utilise the existing private land and access which serves the main dwelling Farrants Fort.

2.5 The applicants in support of the application comment; "To save such value the buildings need to be utilized; to justify any such investment, Farrant's Fort will need to diversify and introduce another source of income, which we see in the form of tourist accommodation.

Barn conversions to ancillary / tourist accommodation with attached double garage.

To attract the discerning tourist to the accommodation the conversion of the barns will be to a high-quality build as near to Passivhaus standards as possible and will be at a considerable cost."

2.6 Further, "The proximity of the existing agricultural shed (refer to photographs A, B, C & D) would simply be an eyesore to what could be a truly high-quality example of what Isle of Man tourist accommodation facilities have to offer."

2.7 In relation to energy efficient and power generation the submission indicates; "The existing dwelling at Farrant's Fort has its own ground source heat pump and ground-coil system that heats the underfloor heating system, buffer-tank and DHW to the home by transferring heat from the ground-coil. The HVAR system (Blauberg) is designed to obtain supplemental heating of the air via the buffer tank

The barn conversions will have their own ground source heat pump located in the plant room, which will be linked to the existing ground-coil subject to the Heat Pump Manufacturers design "Kensa Heat Pumps" which will heat and supply hot water to the conversions. The barns will have another stand-alone HVAR system again using the buffer tanks for supplemental heating of the return air if needed.

The existing dwelling at Farrant's Fort has its own photo-voltaic (PV) panel system which harnesses the sun's energy to generate usable electricity.

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The barn conversions will connect to the existing distribution "box" (walk-in small shed) where the PV inverter, grid connection and management systems reside. This box supplies electrical power to the existing house and can supply power to the converted stone barns, new garage and the agricultural barn/machine shed. This allows the whole site to take advantage of the renewables and the grid. Cabling is in place for this and is approved by the MU under number RE210405/2. Under this number we have existing MU transformer output space reserved for the changes we are applying to make. Home charging points for electric cars will be installed in the garages and have been figured into the approval with the MU."

3.0 PLANNING HISTORY 3.1 The following planning applications are considered relevant in the determination of the application;

3.2 Erection of a replacement multi-purpose agricultural building - 24/00709/B - PENDING CONSIDERATION

3.3 Erection of 54 ground-mounted photo-voltaic panels (retrospective) - 24/00710/B - PENDING CONSIDERATION

4.0 PLANNING POLICY 4.1 The application site is partially within an area of "Woodland" namely the holding and driveway, whereas Field Nr 124768 is not designated for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor is the site within an area zoned as High Landscape or Coastal Value and Scenic Significance.

4.2 The following policies are taken from the IOM Strategic Plan 2016 and are relevant for consideration:

4.3 Environment Policy 1 states: "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".

4.4 Environment Policy 3 states: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi- natural woodlands, which have public amenity or conservation value."

4.5 Environment Policy 4 states: Development will not be permitted which would adversely affect: (a) species and habitats of international importance: (i) protected species of international importance or their habitats; or (ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites. (b) species and habitats of national importance: (i) protected species of national importance or their habitats; (ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or (iii) Marine Nature Reserves; or (iv) National Trust Land.

(c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape

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features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats. Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward.

4.6 Environment Policy 5 states: "In exceptional circumstances where development is allowed which could adversely affect a site recognised under Environmental Policy 4, conditions will be imposed and/or Planning Agreements sought to: (a) minimise disturbance; (b) conserve and manage its ecological interest as far as possible; and (c) where damage is unavoidable, provide new or replacement habitats so that the loss to the total ecological resource is mitigated."

4.7 Housing Policy 11 states: "Conversion of existing rural buildings into dwellings may be permitted, but only where: (a) redundancy for the original use can be established; (b) the building is substantially intact and structurally capable of renovation; (c) the building is of architectural, historic, or social interest; (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and (f) the building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must: (a) where practicable and desirable, re-establish the original appearance of the building and (b) use the same materials as those in the existing building.

Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar or even identical form.

Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."

4.8 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."

4.9 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.

The current standards are set out in Appendix 7."

4.10 General Policy 2 states: "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;

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(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; (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."

4.11 Climate Change Act 2021 4.11.1 Climate Change Act 2021 which sets a target year of 2050 and to make provision for the setting of interim targets for the reduction of greenhouse gas emissions; to make provision about the mitigation of climate change and the enhancement of natural carbon storage; to impose climate change duties on public bodies; to make provision for energy generation and energy use and for the reduction and recycling of waste; and for connected purposes. Some of the major actions include: o The provision of carbon neutral electricity supply by 2030; o Bringing forward building regulations to ensure 97% energy efficiency in new buildings; o Seeking to bring forward a ban on fossil fuel heating systems in new builds to 2024; o The installation of 20MW of local renewables by 2026; o Future introduction of further support for homeowners and tenants to aid the transition; o The setting of a new interim emissions target of 35% by 2030.

4.12 Our Island, Our Future Isle of Man Economic Strategy 2022 4.12.1 Approved by Tynwald in November 2022, the Economic Strategy outlines a 10-15 year strategy which seeks to, "...build a strong and diverse economy, which is sustainable, ambitious and built on firm foundations to provide economic success, rewarding career opportunities and prosperity which positively impacts all residents on the Isle of Man".

4.12.2 To achieve this vision, the strategy aims to make the Island a more attractive and prosperous place to live and work which it states will sustain and grow productive businesses and services. The plan outlines a £1bn long term public and private investment programme to secure 5,000 new jobs and a £10bn economy with infrastructure that can support 100,000 Island residents over the next fifteen years to 2037.

4.12.3 In terms of infrastructure and services, the plan seeks to actively invest in key services and infrastructure that attract and retain economically active people supported by a range of targeted incentives and disincentives to sustain targeted growth. The strategy also suggests example initiatives which, amongst other things includes the provision of suitable and affordable housing; housing especially for 20-40-year-olds; further support for the Island's education and skills offering; and affordable accessible childcare. The Plan recognises the importance of prioritising housing delivery in order to provide the housing stock to support the growth of the Island's population, employment and economic growth. The Plan states that without this, the economic potential of the Island will be held back and other policy measures will be less effective.

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The strategy also seeks to substantially decarbonise the service part of the economy by 2030, supporting an overall reduction of 35% in the Islands Greenhouse Gas emissions.

4.13 Our Island, Our Future Isle of Man Visitor Economy Strategy 2022-2032 4.13.1 Our Island, Our Future Isle of Man Visitor Economy Strategy 2022-2032 - DfE which indicates its target is; "Our headline targets are to grow our annual visitor numbers to 500,000 by 2032 and increase the annual economic contribution of the Island's Visitor Economy to £520m. This will mean attracting an additional 170,500 visitors per year compared to 2019. We aim to triple our holiday and short break market as well as grow all of our other visitor markets. Combined with an expected increase in average spending per visitor, driven by strong growth in longer staying and higher spending leisure markets, these visitor numbers should result in a more than doubling of annual visitor spending on the Island to £310m, which will support an increase in Visitor Economy jobs to 5,000 and generate an annual Exchequer benefit of £49m."

4.14 Our Island Plan (2024/25) 4.14.1 Essentially sets out the overall ambition and vision for the Island from 2021 - 2026 with core strategic objectives to offer a 'secure', 'vibrant' and 'sustainable' Island. Within this plan it comments; "Visitor numbers In 2023, air travel was up 6% and sea travel up 7%; it was a record year for cruise visits, and overall visitor numbers grew, exceeding 318,000. This placed the Island as one of the strongest growth areas post pandemic across the British Isles, achieving 5th position in Sky Scanners global "hidden treasures", and supported by a good recovery in TT visitor numbers to 43,000, and a global 260% increase in digital audience."

5.0 REPRESENTATIONS AND CONSULTATIONS 5.1 Highway Services (DOI) comments (04.07.2024 & 09.07.2024): "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 access visibility is acceptable for the proposals, providing the proposals remain ancillary to the existing dwelling on the site due to the single track nature of the access and driveway, and its residential and agricultural uses."

5.2 Ecosystem Policy Team comment (2307.2024); "The Ecosystem Policy Team can confirm that the Manx Bat Group's (MBG) bat survey report dated June 2024 is all in order and that a suitable level of assessment has been undertaken.

The MBG found: A brown long-eared bat feeding perch in one of the barns; A roosting bat in the wall above the pigsties; A pair of nesting Jackdaws; Two pairs of nesting swallow.

Mitigation is therefore required in the form of: A bat box suitable for crevice dwelling bat species; A nesting box suitable for jackdaw, or a species of higher conservation priority; Two new nesting locations suitable for swallows; A feeding birch suitable for brown long-eared bats (enhancement).

The proposed elevations show two bat boxes on the northwest elevation as mitigation for the roosting space that is to be lost. This is compliant with the MBG mitigation recommendation as the bat boxes are to be placed on the same aspect and as close in location as possible to the cavity that is to be lost. We would however recommend that the bat boxes are replaced with bat bricks, as these are built into the building and won't need replacement.

The Proposed Elevations also show two 'bird houses suitable for barn swallows' on the south east elevation. However, the type of box shown is not suitable for swallow because: they do

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not use entry hole boxes and require larger structures; bird boxes are not recommended on southern elevations as birds can overheat; and bird boxes are not recommended above doors due to bird mess. Swallows have specific nesting requirements and require sheltered ledges within buildings or underneath deep overhangs, on which to build their nests. Purpose-built nesting structures can be provided, alternatively swallows can be provided with ledges inside of open sided barns, carports or porches. Additional information is therefore required to ensure that adequate mitigation for this species (amber listed in the Birds of Conservation Concern in the Isle of Man 2021) will be provided.

The Planning Statement includes details of four jackdaw boxes to be provided in the surrounding trees, and we would be content with this. However, as an alternative we recommend that barn owl boxes are used instead because they are suitable for jackdaws but at the same time could potentially provide a nesting space for barn owl which are red listed as a bird species of highest conservation concern on the Birds of Conservation Concern in the Isle of Man 2021.

The Planning Statement also includes details for the eaves to the smaller barn to be open and finished in a rough green oak facing with 4 perches erected, which will provide suitable locations for feeding brown long-eared bats.

As we are not yet content with the mitigation proposals for swallows, the Ecosystem Policy Team request that a condition is secured for no works to commence unless a bat and bird mitigation plan has been provided to Planning an approved in writing. The plan should include the number, location and type of bird and bat boxes/bricks/structures to be provided.

The MBG also recommended that external low level lighting was required and so the Ecosystem Policy Team also request a condition for no permanent external lighting to be installed unless 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), has been submitted to Planning and approved in writing.

The applicant is also advised that as an active protected bat roost is present in the building, it is a legal requirement for a written method statement to be obtained from the DEFA Ecosystem Policy Team, prior to works commencing, containing a methodology for certain parts of the building works to ensure that bats are not harmed. This is in line with sections 9 and 10 of the Wildlife Act 1990. If this application is approved, we request that the applicant get in contact with us on 651577 as soon as possible, and at least 4 weeks before works are due to take place and ideally 2 months before, so that this written advice can be provided. There will be no charge for this"

5.3 The Arboricultural Officer (DEFA) commented (18.07.2024); "I visited the site this morning. All tree removal indicated on the proposed site plan has already taken place under a licence issued under the TPA in 2021. The tree removal took place in order to improve the growing conditions for a retained beech and oak tree and was a positive management step for the trees on site. The proposal is highly unlikely to have a detrimental impact on nearby trees, however, I recommend a tree protection plan is sought via a pre commencement condition in order to protect the trees throughout the construction process."

5.4 Highway Services Drainage (DOI) comment (29.07.2024); "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.

Recommendation: Applicant should be aware off and demonstrate compliance with the clause above."

5.4.1 In response the applicants commented (31.07.2024);

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"With reference to the letter from the DOI (copied in here)on the planning portal about water runoff onto the public highway, I'd like to clarify that the existing entrance off the Jurby Road to Farrant's Fort remains unchanged and there is no evidence of any runoff from the drive onto the public highway.

The buildings on site are some 50- 100m from the Jurby road. At the start of this project a 9 inch pipe was installed to collect the runoff from all the buildings and was approved by Matthew Ripley of the Flood Management Division (copy of his approval e mail is available if required). This pipe discharges into a ditch to the north of the buildings which follows the edges of the field and under the Jurby Road in a large culvert approximately 100m west of the Farrant's Fort entrance then on to the Mollagh Trench some distance to the south."

5.4.2 Highway Services Drainage final comments stated (01.08.2024);

"Thank you for your correspondence of 31st July regarding discharge of surface water onto a public highway.

Your clarification of the sites drainage is duly noted and satisfies our concerns."

6.0 ASSESSMENT 6.1 When considering the proposal the following material planning matters should be considered; o Compliance with Housing Policy 11 o Potential impacts upon the Countryside/landscape (EP1 & 2); o Access arrangements/parking (GP2 & TP 7); and o Impacts upon Ecology / Trees.

6.2.1 COMPLIANCE WITH HOUSING POLICY 11

6.2.2 There are a number of criteria when considering the conversion of rural building into dwellings and Housing Policy 11 is relevant.

6.2.3 With regard to paragraph (a) of Housing policy 11, the barns are clearly not used for its original purposes and has not been for a number of decades and therefore it is clearly redundant. It is therefore considered that redundancy has been established and the proposal conforms to Housing Policy 11 in this respect. Further, it is generally accepted that such barns which were originally constructed for agricultural use, do not meet current modern agricultural standards animal welfare.

6.2.4 With regard to paragraph (b), this deals with whether the building is substantially intact and structurally capable of renovation. A structural report is included, which concludes:

"The existing roof structure, aside from the deflection of the raised collar A frame trusses to the north building, appear to be performing adequately.

The external and stone walls to both the north and south barns appear to be structurally stable in the present condition and would not appear to have experienced any significant foundation movement.

The external stone lintels and cills to be windows in a couple of locations are severely weathered and cracked and will need to be replaced.

The proposed development includes the removal of the existing roof and first floor structure and the installation of a new independent oak frame."

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6.2.5 And

"The barn is in a reasonable structural condition considering its age and is structurally stable, and would be suitable for conversion to ancillary tourist accommodation."

6.2.6 The structural report indicates that the barns are capable of retention and that the installation of new internal oak frames within the barns is capable of being undertaken to form the new structure of the first floor and roof. Accordingly, it is considered the building is capable of conversion.

6.2.7 With regard to paragraph (c) of Housing policy 11, the existing barns constructed of Manx stone are considered to have the appearance, age and character to have an overall architectural interest to warrant its retention and therefore complies with this aspect of Housing Policy 11.

6.2.8 With regard to paragraph (d) of Housing Policy 11 this policy states that the building should be large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building.

6.2.9 The proposal is to convert the existing built fabric of the barns and retained the method of opening and overall appearance. The main changes are the raising of the new roof above a glazed curtain walls of the southernmost barn and also fully glazed extensions to this barn and the norther gable end wall of the westerly most barn. These are contemporary designs, especially the design of the new roof with glazing below. It is considered in terms of all these elements, the proposals will ensure there is a clear distinction between "old" and "new" fabrics, with the existing Manx stone being retained and existing openings, with the proposed works listed above appearing as new elements, albeit still retaining the character and appearance of the stone barns. This is an approach which is considered to be innovative and should be encouraged.

6.2.10 The approach taken, is a novel and innovative way of converting the existing building, rather than potentially a traditionally way of rebuilding or extending the existing fabric in the same material (i.e. Manx stone), which is not always successful in terms of appearance.

6.2.11 It should be noted that when the policy for the IOMSP was written/produced (was initially adopted in 2007) the current proposed way of converting the building was not envisaged. Rather the more traditional way of rebuilding or adding to the existing fabric, trying to match that finish. However, in recent years the Department (through decisions made) has evolved, with more contemporary approaches been supported.

6.2.12 It is considered the principle of the works are such that the remaining fabric can be reused and retained, which will ensure the aims of paragraph 8.10.2 of the IOMSP which indicates; "Conversion of such buildings into dwellings can make a useful contribution to the housing stock, ensure retention of our built heritage, and improve the appearance of what might otherwise become derelict fabric."

6.2.13 In relation to the proposed extensions, they would result in an increase in floor area over the existing by approximately 81sqm. The existing stone barns are approximately 288sqm. The total floor area of the two new ancillary/tourist units would be approximately 369sqm and therefore the percentage increase of the overall development would equate to 28% increase. If the attached garage is included in the calculation then the total floor area would be 440sqm (garage 71sqm) and therefore the percentage increase of the overall development with the garage would equate to 52% increase. The proposed works would result in two, 2 bedroomed units. Unlike Housing Policy 14 (replacement dwelling), Housing Policy 11 does not indicated a percentage increase which is generally accepted. However, any extension to an existing rural

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building should be subordinate extension which does not affect adversely the character or interest of the building.

6.2.14 Overall, it is considered the contemporary design and approach in terms of the use of materials, proportion, form and size of the works; the proposed conversion of the existing barns would all not affect adversely the character or interest of the building and therefore comply with paragraph (d) of Housing policy 11.

6.2.15 Paragraph (e), questions whether the use would be compatible with adjoining established uses. The closest neighbouring residential property would be the applicants dwelling Farrants Fort. The proposal would increase the level of disturbance (comings and goings) and however, it is not considered the proposal would result in any significant adverse impacts upon neighbouring amenities (loss of light, overbearing impact upon outlooks and/or overlooking) to warrant a refusal.

6.2.16 Finally, Housing Policy 11 requires that the building is or can be provided with satisfactory services without unreasonable public expenditure. The site is adjacent to existing residential properties which all the necessary services. It is considered that it is not unreasonable to consider that the applicants will be able to connect to existing services for this site; albeit at the applicant's cost. Therefore the proposal complies with this aspect of Housing Policy 11.

6.3 Potential impacts upon the countryside/landscape (EP1); 6.3.1 Given the sites position within the countryside and designation, the development proposed needs to ensure it would not adversely affect the countryside.

6.3.2 The majority of the prosed works will not be publically apparent given the position of the works, existing built development (i.e. main dwelling house), and distance from public viewpoints and mature landscaping between. Furthermore, the proposed extensions and alterations are considered of a high quality and design and would fit well with the barns, the site and the countryside setting.

6.3.3 Overall, it is considered the proposed works would not adversely affect the countryside or harm the character and quality of the landscape and therefore comply with EP 1 & 2.

6.4 Access arrangements/parking (GP2 & TP 4 & 7) 6.4.1 As outlined the occupants of the new ancillary/tourist accommodation would utilise the existing driveway and access onto the Jurby Road. Highway Services have confirmed this and raise no objection.

6.4.2 More than two off road parking spaces per unit can be provided within the site and turning provision. This would comply with the IOMSP.

6.4.3 Overall, it is considered the traffic generated by the proposed units can be accommodated within the existing highway network, without having any significant adverse impact upon highway safety for all road users and provides sufficient off road parking spaces to serve the dwelling.

6.5 Impacts upon Ecology / Trees (EP 3, 4 & 5) 6.5.1 The application includes bat survey prepared by the Manx Bat Group. The summary of this report states; "A survey of two stone barns and a steel framed barn at Farrants Fort indicated the buildings to have low suitability for maternity roosts of bats, confirming the result of a previous bat survey.

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Scattered bat droppings were located in one first floor room, which bats accessed through an open window, and one dropping was analysed and identified as being from a brown long-eared bat. Scattered Lepidoptera wings and an absence of any pattern to the droppings show that this part of the barn is used, infrequently, as a feeding roost.

During each of four emergence watches a single common pipistrelle emerged from a crevice in the wall above the pigsties but no other bats were seen to emerge from the buildings. The stone barns were used as nesting sites by a pair of jackdaws and two pairs of swallows.

Mitigation measures are provided for each of these species to retain the biodiversity post- development."

6.5.2 Following the survey and recommendations, it is proposed to provide two bat boxes, Eaves to the smaller barn will be open and finished in a rough green oak facing, at regular intervals 4 no. horizontal perches will be erected, 2 no. bird (Swallow) boxes provided, and 4 no. bird (Jackdaw) boxes provided. The comments made by the Ecosystem Policy Officer are noted and the conditions suggested are proposed should the application be approved. The applicants have no objection to the suggested conditions.

6.5.3 In relation to impacts upon trees. The submission does not propose to removal any trees within the site which have not already been granted a tree felling licence.

7.0 CONCLUSION 7.1 Overall, it is considered the proposed works would not adversely affect the countryside or harm the character and quality of the landscape, have no adverse impact upon any protected species/trees; and have no significant impacts upon private or public amenities and therefore comply with HP 11 and EP 1, 2, 3, 4 & 5, TP 4 & 7 and GP2 of the IOM Strategic Plan and the Residential Design Guide 2021.

7.2 Accordingly, the application is recommended for an approval.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Committee Meeting Date: 19.08.2024

Signed : C BALMER Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.