30 October 2025 · Planning Committee
Old Mill Building Rock Farm Main Road Crosby Isle Of Man IM4 2dw
The proposal involves converting a substantial two-storey Old Mill Building of Manx stone construction, with an attached single-storey lean-to, into a dwelling. A new single-storey L-shaped extension will be added to the eastern gable, finished in traditional Manx stone, cedar/larch timber cladding, and dark natural sl…
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The officer assessed the proposal against Housing Policy 11, confirming the mill building's redundancy, structural capability via assessment, historic interest, and that the 88% extension increase app…
Housing Policy 11
Permits rural building conversion if redundant, structurally sound, of interest, large enough with modest subordinate extension not harming character, compatible with uses, serviced adequately, re-establishing original appearance with matching materials. Officer found all criteria met: building qualifies, extension (88% increase) subordinate via design mimicking barns on prior footprint, Manx stone/timber finishes, no further extensions permitted by condition.
Environment Policy 1
Protects countryside unless overriding need and no alternative. Proposal complies as screened by vegetation, distant from views, reuses developed land, high-quality design fits setting.
Environment Policy 2
Protects High Landscape/Coastal Value areas unless no harm or essential location. No harm as glimpsed views only, mature screening, fits farm character.
Environment Policy 3
No unacceptable woodland loss; removals mitigated by replanting.
Environment Policy 4
Protects species/habitats; bat potential low but mitigated by boxes/lighting.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Mitigation conditions for any ecological impacts.
Transport Policy 4
Highways must accommodate traffic safely; existing access acceptable per DOI.
Transport Policy 7
Adequate parking provided.
General Policy 2
Requires respect for site/surroundings, no adverse landscape/amenity/highway/ecology impacts; all tests passed.
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 2025 (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 garages/free-standing buildings
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 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 2025 (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.
Stonework to southern gable
The southern gable elevation of the single store extension hereby approval shall be finished externally in minimum 200mm thick traditionally laid Manx nature stone work and the stone work to be laid with recessed mortar joints to provide a dry stone wall effect to match that of the west elevation of the extension.
Bat and bird boxes
Prior to the occupation of any part of the dwelling hereby approved all bat and bird boxes shall be erected as per the details contained in the Landscape, Bat & Bird Details Drawing drawing no. 25 1880 18 REV A and retained thereafter.
Sensitive lighting plan
No external lighting shall be installed unless a sensitive 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 and these approved details shall be fully adhered to and retained thereafter.
Residential curtilage defined
For the avoidance of doubt the residential curtilage is defined as the red line shown on the "Site & Location Plans" drawing number 251880 01 REV A.
Tree protection fencing/CEZ
No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until fencing has been erected in the location shown on the approved site plan WTC-TTP-V3 in accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012. The fencing shall be maintained in position until the development is complete. Within the Construction Exclusion Zone implemented in accordance with this condition, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department. The CEZ implemented in accordance with this condition shall be maintained in position until the development is complete.
Landscaping and tree planting
All Landscaping as shown on drawing 25 1880 18 REV A including mitigation tree planting as shown on drawing WTC-TPP-V3 and detailed in Section 6 of the Arboricultural Impact Assessment dated 17th October 2025 shall all be carried out in accordance with the approved details (submitted in support of the application) including fully adhering to the "Tree planting schedule" outlined in Section 6.4 of the Arboricultural Impact Assessment. The works shall be carried out in the first planting and seeding season following the completion or occupation of any part of the development (whichever is the sooner,) or otherwise in accordance with a programme to be agreed. Any trees or plants which, within a period of 5 years from their planting, die, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced as is reasonably practicable or in the next planting season with others of similar size ,species and number as originally approved, unless the Department gives written consent to any variation. The hard landscape works as shown on drawing 25 1880 18 REV A shall be carried out prior to the occupation of the development and retained thereafter.
Retain existing trees/hedges
The existing trees and hedges shall be retained in accordance with the approved details shown on drawing WTC-TIP-V2. 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.
External finishes
Notwithstanding details contained within Condition 5, the remaining external finishes as shown on drawing 25 1880 17 REV A shall be carried in accordance with the approved details prior to the occupation of any part of the dwelling and retained thereafter.
no significant negative impact upon highway safety, network functionality and/or parking as the existing site access and proposed internal layout is acceptable
no objection
no objection subject to bat/bird box and lighting conditions
support following amended information and sufficient mitigation planting, subject to tree protection/landscaping conditions
A representation from the owner of neighbouring Creg Beg via Simcocks notes concerns over land ownership, access rights, increased traffic, services, and maintenance but states the client is not opposed at this stage and requests consideration of impacts.
Key concern: misleading redline boundary including neighbour's land and increased traffic/services pressure on private roadway
Simcocks (on behalf of owner of Creg Beg)
No CommentWhilst our client is not at this stage opposed to the application, she wishes to have her concerns noted; The redline boundary is less than 20 m away from the boundary of our client's land and, indeed, includes a section of our client's land within it; Any objection would be linked to a relevant and material planning consideration
