206039

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                                                 25/90634/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/90634/B Applicant : Ms Linda Sanderson Proposal : Conversion of former chapel into dwelling with single-storey side extension and alteration to vehicular access. Site Address : Ballagorrey Methodist Chapel Glen Mona Ramsey Isle Of Man IM7 1EZ

Principal Planner: Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 31.07.2025 __

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 2025 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling, no garages or other free standing buildings (including garden sheds, fences, greenhouses or summerhouses) shall be erected within the curtilage of the dwelling, hereby approved 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. All fencing shown on drawing 20168-PL04 (north and south of building) shall be constructed of a 1.1m high post and wire fence and shall be installed prior to the occupation of the dwelling and retained thereafter.

Reason: In the interest of visual amenity

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C 4. No development shall commence until a details scheme showing how any surface water runoff from the new access/driveway will be prevented from access the public highway and shall be submitted in writing for approval by the Department and this approved scheme shall be completed prior to the occupation of the dwelling hereby approved and retained thereafter.

Reason: Prevention of surface water onto the highway.

C 5. All planting (shall be made up of native planting only), seeding or turfing comprised in the approved of landscaping details (drawing 20168-PL04) must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.

Reason: To ensure the provision of an appropriate landscape setting to the development.

C 6. The tree protection plan as shown in drawing 20168-PL04 shall be installed prior to the commencement of any works on site and retained for the duration of the construction period.

Reason: in the interest of tree protection and the visual amenities of the area.

C 7. The visibility splay(s) identified on drawing 20168-PL04; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level.

Reason: In the interests of highway safety.

C 8. The dwelling hereby approved shall not be occupied until the means of vehicular access and parking and turning provisions have been constructed in accordance with the approved plans 20168-PL04, and shall thereafter be retained for access and parking purposes thereafter.

Reason: In the interests of highway safety and to ensure adequate parking provisions.

C 9. 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.

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, TP 4 & 7 and GP2 of the IOM Strategic Plan 2016 and the IOM Development Order 1982.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 03.07.2025.

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__

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

DOI Highway Services/Drainage - No Objection conditions attached __

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN (CREATION OF RESIDENTIAL CURTILAGE) BUT RECOMMEND FOR AN APPROVAL

1.0 THE SITE 1.1 The application site represents the curtilage of Ballagorrey Methodist Chapel, Glen Mona, Ramsey. The property is a single storey pitched roofed building which is modest in its appearance, with a render finish and slate roof, with leaded patterned arched headed windows. The site includes the field immediately to the north and east of the building. This parcel of land is made up mainly of scrubland with landscaping (hedgerows/gorse) along its boundaries.

1.2 The building sits on the eastern side of the A2 road and north east of the Dhoon primary School. The Manx Electric Railway runs to the east of the site.

1.3 The Ballagorrey Methodist Chapel (replaced a former chapel) which sites on the site today was constructed in 1866.

2.0 THE PROPOSAL 2.1 The application seeks approval for the conversion of former chapel into dwelling with single-storey side extension and alteration to vehicular access. The proposal also includes the change of use of the field to the north and east of the site to residential curtilage.

2.2 The proposal is to retain and convert the existing building with a single storey extension to the north (side) elevation measuring 1.8m in width and 5m in depth. The proposal would result in a ground floor which would accommodate two bedrooms, bathrooms, kitchen, lounge, utility room and a staircase to the upper floor (within roof space). This upper floor would accommodate an open plan living area.

2.3 To the immediately south of the building it is proposed to create a new vehicle access onto the A2 (visibility of 2.4m x 70m in either direction), which serves a driveway which runs along the southern boundary of the building to its rear where two off road parking spaces and turning facilities can be found.

2.4 Inset solar panels (built into the roof to run flush with the roof) are proposed to the south elevation of the building. A soakaway is proposed with the rear garden as well as a private sewerage treatment plant system.

2.5 Wildflower planting and native hedging is proposed to be planted within the site.

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3.0 PLANNING HISTORY 3.1 There are no previous planning application which are considered relevant in the determination of the application.

4.0 PLANNING POLICY 4.1 The application site is designated as High Landscape or Coastal Value and Scenic Significance under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area.

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 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."

4.5 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."

4.6 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

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pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."

4.7 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."

4.8 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; (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."

Climate Change Act 2021 4.9 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.

5.0 REPRESENTATIONS AND CONSULTATIONS 5.1 Highway Services (DOI) comments (09.07.2025): "The following planning applications have no significant negative impact upon the highway network in terms of highway safety, highway operation and car parking. Highway Services HDC does not oppose (DNO) the following applications. Advisory comments are applied where relevant, such as for licences to use the highway for equipment and material during works: 25/90634/B, as the access is on a 30mph speed limit road and has suitable visibility, and vehicles can enter and exit the site in a forward gear. Note, however, that the footway and access in front of the site would need to remain tarmac and should be conditioned on

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permission as such - DOI would not accept stone setts due to maintenance issues and obligations. A S109 highway agreement will be required for the proposed dropped kerb vehicular access which would need to constructed of tarmac construction."

5.2 Ecosystem Policy Team comment (23.07.2025); "General Stance No objection subject to condition

Detailed comments Though the Chapel is an old building with a slate roof, photos provided with the application show that the building is in a very poor state or repair, with a large amount of missing tiles and broken windows. Because of this, and the large amount of light and water getting into the building, this likely precludes use of the building by bats and birds. However, there may be limited potential for occasional or transient use of the building by single numbers of bats under ridge tiles. We therefore recommend that precautions are taken when the building is being converted. Thorough checks for bats and birds must be made in and around the building prior tile removal and conversion. If bats or birds, or evidence of bats and birds, such as nesting material or piles of droppings, are discovered, all work must stop and advice be sought from the DEFA Ecosystem Policy Team on 01624 651577.

Roosting bats and nesting birds are legally protected under the Wildlife Act 1990 and this includes protection from reckless action. Works without suitable checks for bats and birds would be considered reckless.

A small section of sod bank is to be removed to facilitate the development. However, the proposals include the planting of a new native hedge and wildflower area, which will mitigate against this impact. Heras fencing is also to be installed to protect the remaining banks. The Ecosystem Policy Team are content with these measures.

Potential conditions The native hedge to be planted in the first season following construction/occupation.

Additional Information The applicant should also be aware that there is potential for common lizards in the sod bank. In order to avoid harm to this legally protected species, checks for lizards should be undertaken prior to removal and the bank should be removed during the active lizard season (April to September) starting with the section closest to the chapel and then outwards, in order to give any lizards present the ability to relocate. Should any lizards be found, the works must stop and the Ecosystem Policy Team be contacted for advice on how to proceed on 01625 651577. The vegetation on top of the sod bank should be cut back before this between September to March, in order to avoid nesting bird season."

5.3 Highway Services Drainage (DOI) initial commented (07.07.2025) and ensuring the proposal would not discharge surface water onto the highway. Further, discussion (29.07.2025) between the applicant's and Highway Services Drainage on this matter has been done and it has been accepted that installing an Acco drain (across the front access) and connecting it to the soakaway would be acceptable. A condition could be attached for additional information which is acceptable to all parties.

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

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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 building has not been used for its original purposes for a number of decades and has remained unused. It is therefore considered that redundancy has been established and the proposal conforms to Housing Policy 11 in this respect.

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 comments: "The walls are of solid construction consisting of random rubble local stone set in lime mortar. The duo-pitch roof is covered in slates and supported by rafters, purlins and A-frame trusses. The floor is solid concrete supported by the ground.

Generally the walls are reasonably vertical and there were no apparent significant bulges or distortions to indicate structural distress. There was no apparent differential settlement of the foundation stones, which may be indicated by v-shaped cracking in the walls and distorted window openings.

The roof is in poor condition with structural members being exposed to water ingress for a number of years. The A-frame trusses will be checked for structural integrity but is likely the roof will be removed and rebuilt. The roof will be constructed to contemporary standards."

6.2.5 The report concludes; "The property is in need of renovation and in our opinion has suffered from years of water ingress and damp penetration.

In conclusion, I can confirm that the building is reasonably robust and capable of renovation."

6.2.6 The structural report indicates that the building is capable of retention. Accordingly, it is considered the building is capable of conversion.

6.2.7 With regard to paragraph (c) of Housing policy 11, the existing building, which simple in form and appearance; however, it is considered to have an overall architectural and historical 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 building and retained the majority of the original method of openings (windows and doors) and overall appearance with the re rendering of the building. The two leaded windows to the front elevation are proposed to be repaired where possible and have a secondary glazing system installed. The main changes are the installation of a new roof (same design, scale and height as existing) and a single storey lean-to roofed extension to the side (north) elevation. This extension is modest in size measuring 9sqm. Overall, it is considered the 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.

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6.2.10 Paragraph (e), questions whether the use would be compatible with adjoining established uses. The closest neighbouring residential property would be the neighbouring property Hillcrest which is approximately 50+m to the north of the existing building. The proposal would potential increase the level of disturbance (comings and goings) 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.

6.2.11 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 if required; 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 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 (EP1) or not harm the character and quality of the landscape (EP2).

6.3.2 The proposal does not propose to make significant changes to the existing building. Accordingly, while the works will be publically apparent (namely when immediately passing the site from the A2) it is considered the reused and refurbishment of the property would be beneficial to the appearance of the site and the surrounding area. The property has had a detrimental impact given its abandoned state and this proposal would improve this situation. 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 The application includes the change of use of the existing field (approximately 1050sqm or 0.25acres) to the north, east and south of the site to residential curtilage. Looking at aerial images and visiting the area, it appears the site has not been used for agricultural purposes for a number of years. Furthermore, its size and position does not appear to lend itself to agricultural activities, certainly on a larger scale. The field appears as part of the curtilage of the existing building rather than an agricultural field, albeit historically the 1869 Counter Series Map seems to suggest it was not, although the installation of the IOM Electric Tram railway line (1893-1899) has resulted in the fields to the rear of the site (east) being split into two, as it appears today. The existing landscaped boundaries of the field are to be retained and/or reinforced with additional planting in places. Therefore the from a visual point of view the use of this existing field for domestic purposes would not be a significant change to the character and appearance of the area and if any harm is caused, the benefits of the proposal outweigh any such concerns. Accordingly, the change of use of this fields does not raise any concern and is of a size proportioned to the proposed dwelling.

6.3.4 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 6.4.1 The proposal would create a new vehicular access onto the A2 road to serve the property. The visibility splays are 2.4m x 70m in both directions. Highway Services have confirmed this and raise no objection.

6.4.2 Two off road parking spaces 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

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impact upon highway safety for all road users and provides sufficient off road parking spaces to serve the dwelling.

6.4.4 In relation to comments received from Highway Services Drainage, a condition can be attached to deal with this matter i.e. prevent surface water entering the highway from the new access/driveway.

6.5 IMPACTS UPON ECOLOGY 6.5.1 On this matter the applicants statement comments; "The application demonstrates significant biodiversity gain and landscape enhancement, consistent with EN16: o Native hedging (72m): The use of blackthorn, hawthorn, rose species, hazel, and crab apple supports pollinators and offers a structural and ecological boundary treatment. o Wildflower planting: Targeted at supporting bees and butterflies, the garden's wildflower mix includes Red Campion, Knapweed, Oxeye Daisy, and Selfheal - species native to the Isle of Man. o Tree and shrub protection: Existing trees and shrubs will be retained and protected throughout the construction period with Heras fencing as outlined in drawing 20168-PL04."

6.5.2 The Ecosystem Policy Team have raised no objection subject to condition.

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, TP 4 & 7 and GP2 of the IOM Strategic Plan 2016 and the Area Plan for the East 2020.

7.2 Accordingly, the application is recommended for an approval.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.

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8.5 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 the Right to Appeal.

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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 and/or rights to appeal.

Decision Made: Permitted Date: 11.08.2025

Signed : Mr Chris Balmer Presenting Officer

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