366349 — 25/90388/B | Planning Portal IoM | Isle of Man Planning Portal

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/90388/B Applicant : Ballannette Trust Proposal : Conversion of existing stone barns to create three residential dwellings Site Address : Ballavarane Farm Ballamenagh Road Baldrine Isle Of Man IM4 6AQ

Photo Taken : 16.06.2025 Site Visit : 16.06.2025 Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Refused Date of Recommendation: 06.11.2025

Reasons for Refusal:

R . The proposed development includes an extension of residential curtilage into land classified as Class 3/2 under the Isle of Man Agricultural Land Use Capability Map, which may contain Class 2 soils. In accordance with Environment Policy 14 and Paragraph 7.13.1 of the Strategic Plan, development on mixed Class 2/3 land must identify and avoid higher-grade soils unless an overriding need exists and land of lower quality is unavailable. The applicant has declined to provide a soil survey and has not demonstrated compliance with these requirements. The proposal therefore fails to meet the policy tests for development on potentially high-quality agricultural land and conflicts with the Strategic Plan's objective to safeguard the Island's limited supply of productive soils. In the absence of empirical soil data, the precautionary principle must apply, and the application is refused on this basis.

D: List of Approved Plans and Documents This approval relates to the following plans and documents: Documents o Uplift Planning - Planning Statement (April 2025) o Axis Consulting Engineers - Structural Inspection Report (September 2024) o Ecology Vannin Consultancy Services - Preliminary Ecological Appraisal (May 2024) o Ecology Vannin Consultancy Services - Preliminary Ecological Appraisal (July 2024) o Manx Bat Group - Bat Survey (July 2025) Drawings o DWG 01 Rev 01 - Ballavarane Farm Barn Conversion Location Plan o DWG 02 Rev 02 - Existing Site Plan o DWG 03 Rev 03 - Proposed Site Plan o DWG 04 Rev 00 - Existing Disused Buildings Floor Plans o DWG 05 Rev 00 - Existing Barn Elevations and Sections o DWG 06 Rev 01 - Ballavarane Farm Barn Conversion Proposed Detailed Site Plan o DWG 14 Rev 05 - Proposed Barn New Dwellings (Plans and Elevations including Wildlife Shelter and Nesting Box Locations)

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Interested Person Status - Additional Persons

It is recommended that the following organisations should NOT be given the Right to Appeal: o DOI Highway Drainage - No objection subject to condition which has been applied

It is recommended that the following organisations should be given the Right to Appeal on the basis that they have submitted a relevant objection: o Garff Commissioners - No objection

It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal because: o Owners/occupiers of 31 First Avenue, Douglas - No objection

It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal because: o 2 Glen View, South Cape, Laxey - Objection does not identify land that is owned or occupied by the objector that would be impacted on (A10(2)(a))

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT CONTROL

1.0 THE SITE 1.1 The application site forms part of the Ballavarane Farm holding, located on the eastern side of Ballamenagh Road, Baldrine. It lies approximately 356m southwest of St Adamnan's Church and around 588m northwest of the café and terminus of the Groudle Glen Railway. Ballaverane Cottage, which shares the same farm track, is situated about 338m to the south, while Croit Ny Cabbyl lies approximately 306m to the southwest, with mature woodland located to the east of its boundary.

1.2 The wider site comprises a functioning farm complex set within a rural landscape of enclosed fields, mature tree belts, and dispersed development. Agricultural buildings are arranged around a central yard, with hardstanding and open land forming part of the operational footprint. The site is accessed via a shared track and is visually contained by natural boundaries, which help separate it from nearby residential properties. Its layout reflects a traditional farmstead pattern, with ancillary structures positioned to support agricultural use and land management within the holding.

1.3 The application building is a two-storey stone barn laid out in a reverse L-shaped form, forming part of the historic Ballavarane farm complex. It retains a strong agricultural character, with weathered Manx stonework, red-painted timber openings, and an external staircase to the upper level. The building fronts a gravelled yard used for informal parking and waste storage and is visually linked to a second stone structure west of the farm track. Its setting, comprising grassed areas, low stone walls, and mature vegetation, contributes to the site's rural character and visual containment. This utilitarian appearance contrasts with the adjacent, white-painted farmhouse, which presents a more domestic and residential character within a defined curtilage.

1.4 The barn and farmhouse appear on the Ordnance Survey map surveyed in the 1860s, suggesting historic origins and a likely role in the original farmstead layout. Their presence on early mapping indicates continuous agricultural use for over 150 years, contributing to the historic character and evolution of the holding.

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2.0 PROPOSAL 2.1 Planning approval is sought for Conversion of existing stone barns to create three residential dwellings.

2.2 The existing reverse L-shaped barn is to be converted into three self-contained dwellings arranged in a terrace-style layout, each spanning two storeys and accessed independently. The internal subdivision respects the structural form of the barn and is laid out as follows: 1. Cottage 1 will comprise a ground floor entrance hall, living room, kitchen/dining area, utility room, and bathroom. The first floor will provide two bedrooms. 2. Cottage 2 will follow a similar ground floor layout to Cottage 1, with an entrance hall, living room, kitchen/dining area, and utility room. The first floor will accommodate three bedrooms, making it the largest of the three units. 3. Cottage 3 will feature an open plan living, kitchen, and dining area on the ground floor, with a utility space and bathroom accessed off a small corridor. The first floor will contain two bedrooms.

2.2.1 Each unit will be served by a dedicated small garden area. Cottage 1's garden lies within the existing farm curtilage and sits to the north of Cottage 1. Cottages 2 and 3 will be served by new garden areas extending into the adjoining agricultural field to the south of the barn, resulting in a combined curtilage extension of approximately 183sqm. The extent of this extension will be defined by a new timber fence. The previous iteration of the scheme proposed a total garden extension of approximately 420sqm, meaning the revised layout reflects a reduction of 238sqm.

2.2.2 The site layout incorporates soft landscaping and biodiversity enhancements, including the retention of mature vegetation and the integration of wildlife features within the building fabric. These include a stone-built wildlife shelter and nesting provisions integrated into the roof joists and soffits, designed to support local species. The proposal would not require the removal of any trees on site.

2.2.3 Parking provision is located to the west of the barn, adjacent to the shared access track and to the east of Cottage 1, with space for at least one vehicle per unit. The proposal retains the existing access arrangements from Ballamenagh Road via the established farm track, with no changes proposed to the highway junction.

2.2.5 Each unit will be accessed independently, and the internal subdivision respects the existing structural form of the barn.

2.3 The building will retain its traditional Manx stone character, with existing render removed where possible and the underlying stonework cleaned and repointed. All external doors are to be finished in brown uPVC, while windows will be brown uPVC casement units. The roof will be finished in natural slate, with imitation cast iron guttering. Fascia's are to be uPVC.

2.4 Foul drainage will be managed via a package treatment plant, positioned to the western side of the site adjacent to the disused barn, as indicated on the submitted plan. Effluent will be conveyed through drainage pipes to a dedicated land drain and discharged into the existing drainage ditch to the river. Surface water runoff from roofs and paved areas will be managed through permeable paving within the parking and turning areas, supplemented by soakaways within the landholding, ensuring sustainable drainage and preventing discharge onto the public highway.

2.5 The application is supported by a Structural Inspection Report prepared by Axis Consulting Engineers and dated September 2024 which makes the following conclusions: 1. The barns are structurally sound overall and suitable for conversion: "The barns are generally in reasonable structural condition for buildings of their type and form." (Section 3.1) 2. The stone walls are largely intact, though cracking and roof spread were observed at upper levels. These are typical for barns in exposed locations and can be addressed through localised repairs and repointing: "Walls were substantially sound, although with local defects such as cracking observed." (Section 3.2)

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3. The western barn's roof is in poor condition, with structural failure of A-frames and daylighting: "The roof structure on the western barn will require replacement." (Section 3.3) 4. The eastern barn's roof requires strengthening to mitigate roof spread and structural creep: "The roof structure on the eastern barn will require works to strengthen and improve to mitigate against the spreading observed in areas." (Section 3.3) 5. The eastern barn's floor structure shows signs of bounce and deformation, requiring rehabilitation: "The floor structure on the eastern barn will require rehabilitation in areas." (Section 3.4) 6. Rainwater drainage systems are absent in both barns. Installation of suitable rainwater goods is recommended to prevent further deterioration. 7. Mortar loss is extensive across external elevations. Repointing with lime-based mortar is necessary to restore structural integrity. 8. Timber lintels may be deteriorated and should be replaced with suitable concrete alternatives where needed. 9. The concrete ground floors, particularly in the eastern barn, will require assessment and potential rehabilitation to support residential use. 10. The report concludes that the barns meet the structural criteria under Housing Policy 11 of the Isle of Man Strategic Plan 2016: "From this inspection it can be included that the barn buildings are substantially intact and structurally capable of renovation." (Section 3.6)

2.6 The application is also accompanied by the following documents: a. Planning Statement prepared by Uplift Planning. b. Bat Survey Prepared by Manx Bat Group and dated 22 July 2025. c. Preliminary Ecological Assessment Prepared by Ecology Vannin Consultancy Services and dated May 2024. d. Preliminary Ecological Assessment Prepared by Ecology Vannin Consultancy Services and dated July 2024.

2.7 Following a request for additional information issued by the Department on 24 September 2025, the applicant was asked to confirm the specific soil classification of the area proposed for garden extension into Field 614832, which is identified as Class 3/2 under the Isle of Man Agricultural Land Use Capability Map. The same correspondence also requested clarification and amendments on several other matters, including correction of the garden labelling error for Cottage 1, measures to address overlooking and amenity concerns for Cottage 1, details of the heating strategy and solar panel location, parking allocation and surfacing specifications, and a full drainage layout showing soakaway positions and treatment plant details.

2.7.1 The agent provided a written response dated 13 October 2025, accompanied by revised plans intended to address the points raised. The updated drawings include: a. Reconfigured garden areas, including correction of the labelling for Cottage 1. b. A new communal landscaped area to the front of the site. c. Relocated parking to the rear, with clear allocation of spaces and guest parking provision. d. Inclusion of drainage proposals, showing the treatment plant, drainage pipes, land drain, and permeable paving for the parking area. e. Dedicated bin and cycle storage areas. f. Internal layouts for all cottages and elevations showing external finishes. g. Location of solar panels on the eastern and southern roof planes.

2.7.2 The agent's written response confirmed that no soil survey would be commissioned, stating that the planning benefits of the scheme, including the sensitive reuse of a traditional stone building and improved layout, outweighed the theoretical loss of a small area of agricultural land. It was further stated that a soil analysis "would add no value" and would not alter the planning balance.

2.7.3 The revised plans address most of the previously outstanding matters, including garden configuration, parking layout, drainage arrangements, and solar panel positioning. However,

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technical specifications for the solar panels and heating systems (e.g., capacity, type, energy storage) remain absent and are considered further in the assessment section of this report.

2.7.4 The proposal now includes solar panels on the roof of the building, with four panels situated over the eastern roof plane over Cottage 1, while 8 solar panels are situated over the southern roof plane to serve Cottages 2 and 3.

3.0 PLANNING POLICY 3.1 Site Specific: 3.1.1 The application site is identified on the Area Plan for the East as 'white land' within the countryside that is not zoned for development. The site is not within a Conservation Area or an area identified as being at risk of flooding. The site is not within a registered tree area, and there are no registered trees on site. This field to the south of the building which is to serve as extended garden area falls within Class 3/2 under the Isle of Man Agricultural Land Use Capability Map

3.2 Area: TAPE (2020) 3.2.1 The Character Appraisal within the Area Plan for the East states thus concerning the area - Glen Roy (B5):

3.2.2 Landscape Strategy: Conserve and enhance: a) the character, quality and distinctiveness of the tranquil rural valley, with its scattered houses and farmsteads surrounded by deciduous woodland; b) its winding, narrow roads with small fords and bridges; c) relatively continuous tree cover in the valley bottom; d) strong field pattern on the lower valley sides.

Key Views: o Opened and channelled views up to the open uplands that surround the area. o Channelled views over wooded valley towards Laxey.

3.2.2 The following part of the Area Plan for the East Written Statement is of material relevance to the proposed development: 1. Section 6.4: Area Plan Desired Outcomes "ii. There will be a general uplift in the quality of design for new build schemes, conversions and extensions in the East which will respond sensitively to and enhance their local context."

Paragraph 10.3.2: "Strategic Policy 8 supports development that makes use of existing built fabric of interest and quality provided there is no adverse effect on environmental, agricultural, or highway interests and where they enable enjoyment of our natural and man-made attractions. The policy reflects the general restriction on new development outside defined development zones."

3.2 National: STRATEGIC PLAN (2016) 3.2.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of the planning application:

3.2.2 Relevant Strategic Plan Policies: 1. General Policy 3 - Exceptions to development in the countryside. 2. General Policy 2 - General Development Considerations. 3. Environment Policy 1 - Protection of the countryside and inherent ecology. 4. Environment Policy 2 - Protection of Areas of High Landscape or Coastal Value and Scenic Significance. 5. Housing Policy 4 - New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Refers to exceptional circumstances where new housing will be permitted in the countryside.

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6. Housing Policy 11 - Guides the conversion of existing rural buildings into dwellings. 7. Strategic Policy 1 - Efficient use of land and resources. 8. Strategic Policy 2 - Priority for new development to identified towns and villages. 9. Strategic Policy 4 - development proposals must protect or enhance the nature conservation and landscape quality of urban as well as rural areas. 10. Strategic Policy 5 - Design and visual impact. 11. Spatial Policy 5 - new development will be in defined settlements only or in the countryside only in accordance with GP3. 12. Transport Policy 1 - Proximity to existing public transport facilities and routes, including pedestrian, cycle and rail routes important for new development. 13. Transport Policy 4 - Highway safety. 14. Transport Policy 7 - Parking considerations/standards for development. 15. Community Policies 7, 10 and 11 provide guidance in respect of minimising criminal activity and reducing spread of fire, while Infrastructure Policy 5 deals with methods for water conservation. 16. Environment Policy 4 - Protects biodiversity (including protected species and designated sites). 17. Environment Policy 5 - Mitigation against damage to or loss of habitats. 18. Section 8.10 Conversion of Rural Buildings to Dwellings: a. "8.10.1 Throughout the countryside, there are examples of buildings which are no longer suitable or needed for their originally intended use, but which are of sufficient quality or interest to warrant retention and re-use. b. 8.10.2 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." 19. Environment Policy 14 - Seeks to prevent the permanent loss of important and versatile agricultural land (Classes 1-2). 20. Section 7.13. Agriculture - provides guidance on developments that impacts agricultural soils. 21. Infrastructure Policy 5 - Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources. 22. Energy Policy 4 - Development involving alternative sources of energy will be judged against the environmental objectives and policies set out in this Plan. Installations involving wind, water and tide power will require the submissions of an Environmental Impact Assessment. 23. 15. Paragraph 12.2.8: "The Department is fully supportive of the need to secure greater energy efficiency in new and existing development and has recently introduced additional energy efficiency requirements in the Building Regulations 2003. Energy efficiency and the use of renewable energy sources are covered in General Policy 2(m) of the Building Regulations. At the same time the Department recognizes that renewable energy sources can have adverse environmental impacts. The idea of a wind turbine Installation is currently being investigated and considered by the Manx Electricity Authority. Any feasible site is likely to be exposed and have considerable visual impact..." 24. Paragraph 12.2.10: "In addition to alternative sources of energy supply, the Strategic Objectives in Chapter 3 refer to the promotion of efficiency and economy in the use of resources and the reduction of energy consumption by more efficient use of energy through energy conservation, recycling and waste reduction. There are numerous ways of increasing energy efficiency and reducing energy consumption both in the design and construction of new development and its subsequent operation, management and maintenance. The Building Regulations set standards for energy efficiency in new construction including, walls, windows, roofs and heating appliances. But the design and layout of new development can in themselves reduce energy consumption through for example Passive Solar Estate Layouts. Added to this are the various solar panel, photovoltaic cell, solar energy and heat pump technologies."

4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Residential Design Guide (2021)

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4.1.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.

4.2 The Isle of Man's Biodiversity Strategy (2015 - 2025) 4.2.1 The Department's Biodiversity Strategy is capable of being a material consideration. It seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary.

5.0 PLANNING HISTORY 5.1 The site has not been subject of any recent planning application that is considered relevant in the assessment and determination of the current application.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 DOI Highways Division have not made any comments on the application, although they were consulted on 17 April 2025.

6.2 DOI Highways Drainage comment (29 May 2025): o They highlight that 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. o They note that as there are no details of the sites access route, the applicant should be aware of and demonstrate compliance with statement above.

6.3 DEFA Ecosystem Policy Team have made the following comments (08 August 2025): 1. The Ecosystem Policy Team raises no objection, subject to condition. 2. The team confirms that both Ecology Vannin's Preliminary Ecological Appraisal (July 2024) and the Manx Bat Group's Bat Survey (July 2025) are satisfactory and represent an appropriate level of ecological assessment. 3. Although a forensic check for nesting birds was recommended but not undertaken, the inclusion of a stone-built wildlife shelter with open roof joists and timber shelving, as shown on Drawing No. 14 Rev 2, is considered to provide adequate mitigation for swallows confirmed to be nesting on site. 4. The provision of multiple external bird boxes is also accepted as suitable mitigation for species such as house sparrow, starling, and house martin, with additional boxes around the property welcomed as biodiversity enhancements. 5. No evidence of roosting bats was found, and no mitigation is required; however, the proposed installation of bat boxes on the wildlife shelter is supported as a positive enhancement. 6. The team recommends a condition requiring that the wildlife shelter and external nesting boxes on the north elevation be erected in accordance with Drawing No. 14 Rev 2.

6.4 Garff Commissioners Comments (21 May 2025): 1. The Commissioners express support for the application. 2. Members noted that the proposals would make productive use of redundant farm buildings, which are currently in sound structural condition, and considered that the development would help secure their long-term preservation. 3. The application was regarded as thorough, with detailed structural and ecological assessments provided. 4. Particular support was given to the inclusion of a dedicated sanctuary area for bats and wild birds, located away from areas of human activity.

6.5 The Owners/occupiers of 31 First Avenue, Douglas, note that they support the application as revised (18 August 2025).

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6.6 The Owners/occupiers of 2 Glen View, South Cape, Laxey, object to the application for the following reasons (09 May 2025): 1. Ballavarane is described as a substantially intact Quarterland farm group, increasingly rare on the Island, and the proposal is considered to risk undermining its historic integrity. 2. The application does not clarify the total extent of the agricultural holding or how any remaining land would be serviced in future. Concern is raised that future agricultural use may necessitate new buildings, which are not addressed in the current proposal. 3. The red line boundary includes only the eastern group of barns, while the western barns, also referenced in the ecological and structural reports, are excluded without explanation. The objector considers this omission detrimental to the coherence and setting of the farmstead. 4. The Ecology Vannin report refers to elements not addressed in the application, including potential demolition, a new driveway, and a proposed circular public footpath. These omissions raise concern about the full scope and intent of the development. 5. The proposal includes blocking the existing access to Ballavarane Cottage to create a garden, yet no alternative access arrangements are provided, rendering the proposal impractical. 6. Objection is also raised to the proposed use of PVC windows and doors, which are considered visually inappropriate for the traditional stone buildings. The objector recommends timber or aluminium alternatives to preserve the architectural character. 7. The objector concludes that the application lacks sufficient information to be properly assessed and that, in its current form, it would significantly detract from the appearance and integrity of the historic farmstead.

7.0 ASSESSMENT 7.1 Given the nature of the proposed development, the key issues to consider in the assessment of this planning application are: 1. The Principle; 2. The potential Impact on the surrounding area and countryside; 3. Residential amenities for future occupants; 4. Impact on Ecology; 5. Impacts on highway safety; 6. Impacts on Agricultural Soils; 7. Drainage Matters; and 8. Renewable Energy and Design Integration.

7.2 The Principle (HP11, GP3, SP1, SP4) 7.2.1 The application seeks permission for the conversion of a traditional two-storey stone barn at Ballavarane Farm into three self-contained dwellings. The site lies within the open countryside as defined by the Area Plan for the East and is not zoned for development. In such locations, General Policy 3 and Housing Policy 11 of the Isle of Man Strategic Plan 2016 provide the relevant policy framework, permitting the conversion of existing rural buildings where specific criteria are met.

7.2.2 The barn is no longer in agricultural use and has been vacant for over a decade. The supporting Planning Statement confirms that the building has not been required for modern farming operations and is now functionally redundant. This is consistent with the site's observed condition and the absence of any active agricultural use within the building, thereby satisfying the redundancy requirement under HP11(a).

7.2.3 A Structural Inspection Report prepared by Axis Consulting Engineers (September 2024) confirms that the building is substantially intact and structurally capable of renovation, with the stone walls found to be generally sound. While localised defects such as roof spread, cracking, and timber deterioration are noted, these are typical of traditional barns and can be addressed through targeted repairs, re-roofing, and structural reinforcement. The report concludes that the building is suitable for conversion without requiring wholesale reconstruction, thereby meeting the requirements of HP11(b).

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7.2.4 The barn is of clear architectural and historic interest, appearing on the 1860s Ordnance Survey map and retaining its original Manx stonework, red-painted timber openings, and utilitarian form. Its contribution to the historic character of the Ballavarane farmstead is evident, and its retention would support the Strategic Plan's objective of conserving the Island's built heritage, in line with HP11(c) and paragraph 8.10.2.

7.2.5 The building is of sufficient size to accommodate three dwellings without the need for significant extension. The proposed internal subdivision respects the structural form of the barn, and the external alterations are limited to the reuse of existing openings and minor new insertions designed to reflect the building's vernacular character. The proposal therefore complies with HP11(d).

7.2.6 The site is surrounded by open farmland and a small number of dispersed dwellings. The proposed residential use is compatible with the surrounding land uses and would not give rise to any land use conflicts. Services can be provided without unreasonable public expenditure, with foul drainage to be managed via a private treatment plant and surface water discharged to soakaway within the landholding. These arrangements are considered acceptable and satisfy HP11(e) and (f).

7.2.7 Overall, the proposal is considered to meet all criteria under Housing Policy 11 and represents an appropriate exception to the general presumption against new development in the countryside under General Policy 3.

7.3 Impact on the Surrounding Area and Countryside (HP11, GP2, SP4, EP1) 7.3.1 The site lies within a tranquil rural landscape characterised by enclosed fields, mature tree belts, and dispersed development. The barn sits within a traditional farmstead grouping and benefits from natural containment provided by vegetation, low stone walls, and the surrounding topography. The Landscape Character Assessment (2008) identifies the site as part of the Eastern Coastal Fringe, a landscape valued for its scenic quality, historic field patterns, and visual containment. This strategic classification is reinforced by the TAPE (2020) Character Appraisal for Glen Roy (B5), which highlights the area's distinctiveness through its scattered farmsteads, deciduous woodland, and channelled views toward the uplands and wooded valleys. These attributes support a landscape-led approach to development, emphasising the need to conserve enclosure, respect field structure, and avoid visual intrusion.

7.3.2 The proposed conversion would not introduce any new built form beyond the existing barn envelope. The works are confined to the existing structure and are designed to maintain its scale and form, thereby avoiding any visual intensification. External alterations are limited and sympathetic to the building's rural setting, ensuring that the development remains visually subordinate within the wider landscape.

7.3.3 The site is well screened from public viewpoints, with limited visibility from Ballamenagh Road and only distant views from the coastal path. The restoration of the barn, including the removal of unsympathetic additions and reinstatement of traditional features, is expected to enhance the visual quality of the site and contribute positively to the surrounding landscape. The proposal is considered to reinforce the character of the area rather than detract from it.

7.3.4 The proposal also seeks to extend the residential curtilage into the adjoining agricultural field (Field 614832) to provide garden areas for Cottages 2 and 3, totalling approximately 431 sqm. This extension lies outside the established farm curtilage but remains within the wider farm holding and is visually contained by existing built form and natural boundaries. In principle, such an extension must be carefully assessed against the requirements of General Policy 2(b, c, f, g), which seek to ensure that development respects its site and surroundings, preserves the character of the landscape, and maintains the openness and rural character of the area.

7.3.5 A key issue is the potential for the garden extension to erode the distinction between domestic and agricultural land, resulting in visual encroachment and incremental domestication of

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the countryside. Without appropriate mitigation, this could conflict with Environment Policy 1, which requires that the countryside be protected for its own sake and that development does not adversely affect its openness or character.

7.3.6 To address this, it is considered necessary to require, by condition, the provision of suitable boundary treatment, such as post and wire fencing or native hedgerow planting, along the southern boundary of the extended garden area. This would ensure a clear and acceptable transition between domestic and agricultural land, confining the garden extension and preserving the openness and functional separation of the adjoining field. Such an approach is consistent with the aims of Environment Policy 1 and Strategic Policy 4(b), which seek to protect or enhance the landscape quality of rural areas.

7.3.7 Further, to safeguard the visual integrity of the site and prevent incremental domestication of the extended curtilage, it is recommended that permitted development rights be removed for the new dwellings, particularly in relation to outbuildings, boundary treatments, and hard surfacing. This measure is justified to ensure that the character, openness, and landscape quality of the countryside are not eroded by subsequent domestic development within the extended garden area, in accordance with General Policy 2(b, c, f, g) and Strategic Policy 4(b).

7.3.8 Subject to the imposition of these conditions, it is considered that the proposal would preserve and enhance the rural character of the area, in accordance with Environment Policy 1, General Policy 2, Strategic Policy 4(b), and Housing Policy 11, which collectively support the sensitive reuse of rural buildings of architectural or historic interest and the protection of the countryside's intrinsic character.

7.4 Residential Amenities for Future Occupants (GP2 & RDG) 7.4.1 In considering the quality of residential amenities for future occupants, General Policy 2 requires that development provides satisfactory amenity standards in itself (h), secures privacy and security (m), and respects the site and surroundings in terms of layout and spaces around buildings (b). The policy also requires that proposals do not adversely affect the amenity of local residents (g) and incorporate safe and convenient access together with adequate parking and servicing (h).

7.4.2 The Residential Design Guide (2021) complements these requirements through guidance in Section 2.6 (Pleasant, Healthy, Safe, and Inclusive Spaces), which promotes layouts that consider occupiers' needs and provide safe, inclusive environments; Section 3.4 (Private and Public Space), which stresses the importance of clearly demarcating private and communal areas and avoiding leftover spaces; and Section 3.5 (Public Open Space), which advocates purposeful communal spaces that support recreation and social interaction. Together, these principles require developments to provide usable outdoor spaces, clear boundaries, and practical features such as bin storage and cycle facilities to ensure a high-quality living environment.

7.4.3 The proposed scheme incorporates a mix of private gardens and a communal landscaped area. All garden spaces serving Cottages 1, 2, and 3 are currently open to the shared pedestrian route, which limits their sense of privacy compared to fully enclosed spaces. This arrangement does not inherently conflict with policy but would benefit from enclosure to strengthen privacy and security, consistent with General Policy 2 (b, h, and m) and the RDG's guidance in Section 3.4, which stresses the importance of clearly demarcating private and communal spaces. The layout is such that these gardens could be effectively defined by fencing or hedging, and a condition can secure appropriate boundary treatments to ensure clear separation and compliance with RDG principles. Internally, all dwellings provide adequate floor area, good levels of daylight and outlook, and the rural setting contributes positively to the quality of the living environment. The sensitive conversion of the traditional stone barn also reinforces local distinctiveness and sense of place.

7.4.4 Beyond garden provision, the scheme demonstrates a logical and efficient layout that supports day-to-day functionality. Parking is grouped to the rear of the site, reducing visual intrusion and improving outlook from the dwellings, in accordance with RDG guidance (Section

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3.3.4-3.3.6) and General Policy 2 (h). The inclusion of secure bin and cycle storage adjacent to the parking area meets RDG expectations for practical servicing and sustainable travel. While no dedicated clothes drying areas are indicated, the private gardens provide sufficient space for this purpose, and this can be reinforced through boundary treatments. The separation between the proposed dwellings and the existing farmhouse avoids amenity conflicts, and the layout does not create overbearing relationships or direct overlooking, consistent with RDG Sections 7.4 and 7.5.

7.4.5 Taking these factors together, the proposal is considered capable of delivering satisfactory amenity standards, including safe and convenient access, adequate parking, and practical storage facilities. The combination of private gardens and a communal landscaped space, together with the sensitive conversion of the traditional barn, ensures a high-quality living environment that respects the site context. To fully meet RDG principles on privacy and enclosure, a condition requiring boundary treatments for the private gardens will be necessary. With this safeguard in place, the scheme is judged to comply with General Policy 2 (clauses b, g, h, and m) and the Residential Design Guide (2021).

7.5 Impact on Ecology (EP4, EP5, GP2) 7.5.1 The site is not subject to any statutory or non-statutory ecological designations. However, both the Preliminary Ecological Appraisal (Ecology Vannin, July 2024) and the Bat Survey (Manx Bat Group, July 2025) confirm that the site and its buildings offer potential for protected species, particularly nesting birds (notably swallows) and, to a lesser extent, bats. The bat survey found no evidence of roosting bats and assessed the barn as having negligible to low potential for bat roosts, but did record foraging activity by common pipistrelle bats in the vicinity. Active swallow nests were confirmed within the barns.

7.5.2 The proposed development incorporates a range of mitigation and enhancement measures, including a stone-built wildlife shelter, multiple external bird and bat boxes, and the retention of features suitable for nesting swallows and other birds. The Bat Survey recommends further enhancement by optimising the placement of bat boxes and minimising external lighting impacts, while the Ecological Appraisal recommends precautionary working methods for common lizard and nesting birds, and compensatory planting to support biodiversity.

7.5.3 Based on the submitted ecological evidence, the proposed mitigation is considered sufficient to avoid significant adverse effects on protected species or habitats. The DEFA Ecosystem Policy Team has reviewed the ecological reports and mitigation proposals and raises no objection, subject to a condition securing the implementation of these measures in accordance with the submitted plans. This provides further validation that the scheme is appropriate.

7.5.4 The development is therefore considered to comply with Environment Policy 4, which seeks to prevent adverse effects on protected species and habitats, and Environment Policy 5, which requires that mitigation and enhancement are secured where necessary. The proposal also meets the relevant criteria of General Policy 2, which requires that development does not adversely affect protected wildlife or locally important habitats.

7.6 Impacts on Highway Safety (TP4, TP7, GP2) 7.6.1 The development will be accessed via an existing private track that connects to Ballamenagh Road. The proposed layout provides a straightened internal access route, improving maneuverability and reducing potential conflict points within the site. Drainage infrastructure, including land drains, and permeable paving, is shown on the submitted plan to manage surface water effectively. These measures are consistent with General Policy 2(i), which requires that development does not have an unacceptable effect on road safety or traffic flows, and with Transport Policy 4, which seeks to ensure that highways serving new development are capable of accommodating vehicle and pedestrian movements safely and appropriately.

7.6.2 Parking provision is consolidated along the eastern edge of the site, with dedicated turning space to allow vehicles to exit in forward gear. Each dwelling will be served by at least two parking

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spaces, and additional guest parking is indicated. This arrangement meets the requirements of Transport Policy 7 and General Policy 2(h), which require adequate parking, servicing, and maneuvering space without compromising residential amenity. The location of parking avoids frontage dominance and provides a coherent layout that supports safe and convenient access for all highway users.

7.6.3 Given the modest scale of the development and its rural context, traffic generation is expected to remain low and will not adversely affect the local road network. Subject to conditions securing the implementation of the proposed drainage measures and the approved parking layout (including turning space to allow vehicles to exit in forward gear), the development is considered acceptable in terms of highway safety and parking provision, consistent with Transport Policies 4 and 7 and General Policy 2.

7.7 Impact on Agricultural Soils (EP14 and Section 7.13) 7.7.1 The proposal includes an extension of residential curtilage into the adjoining agricultural field (Field 614832) to provide garden areas for Cottages 2 and 3, amounting to approximately 183sqm. This field is identified on the Isle of Man Agricultural Land Use Capability Map as Class 3/2, a transitional category that may include pockets of Class 2 soil, which is afforded the highest level of protection under the Strategic Plan due to its scarcity and strategic importance (only 4.87% of the Island's agricultural land falls within Classes 1 and 2).

7.7.2 Paragraph 7.13.1 of the Strategic Plan requires that where development is proposed on mixed Class 2/3 land, the applicant must ascertain which parts of the site represent higher-grade soils and avoid these areas. This interpretation is reinforced by the Inspector's conclusions in the Area Plan for the East (Paragraphs 280-281), which confirm that Class 3/2 land must be treated with caution and that Environment Policy 14 applies unless a soil survey demonstrates the absence of Class 2 soils. The Inspector noted that such land is "potentially fertile, capable of high crop yields and of supporting high stocking rates," and that development should not proceed without clear evidence that land of lower quality is unavailable and that an overriding need exists.

7.7.3 In this case, the applicant has declined to provide a soil survey, whilst arguing that the revised layout significantly reduces the land take and that the planning benefits of the scheme, such as the sensitive reuse of a traditional stone building and improved design, outweigh the theoretical loss of a small area of agricultural land. They further contend that commissioning a soil analysis would "add no value" because the planning balance would remain unchanged. The applicant's position that the Development Plan must be read as a whole is also noted; however, this does not negate the specific and mandatory requirement to identify and avoid Class 2 soils within mixed Class 2/3 land. While these points are acknowledged, they do not override the explicit requirements of Environment Policy 14 and Strategic Plan paragraph 7.13.1, which impose a clear duty to identify and avoid higher-grade soils within mixed Class 2/3 land. The policy framework does not allow this requirement to be set aside on the basis of subjective planning benefits or assumptions about soil quality. Without empirical evidence confirming the absence of Class 2 soils, the precautionary principle must apply. This leaves uncertainty as to whether the proposed garden extension includes Class 2 soils.

7.7.4 Building on the uncertainty identified above, the absence of a soil survey means the proposal cannot demonstrate compliance with Environment Policy 14, which seeks to prevent the permanent loss of important and versatile agricultural land unless an overriding need exists and lower-quality land is unavailable. These requirements are not discretionary and carry significant weight in the planning balance. The Inspector's conclusions in the Area Plan for the East reinforce that Class 3/2 land must be treated with caution and that development should not proceed without clear evidence of soil quality. In this context, the permanent loss of potentially high-quality agricultural land, even at a modest scale, conflicts with the Strategic Plan's objective of safeguarding the Island's limited supply of productive soils. This conflict is considered sufficient to warrant refusal of the application.

7.8 Drainage Matters (GP2 j)

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7.8.1 The proposed drainage strategy comprises a package treatment plant located on the western side of the site adjacent to the disused barn. All foul water and any collected surface water will first be directed to this treatment plant for processing before being conveyed via dedicated drainage pipes to a land drain and ultimately discharged into the existing ditch leading to the river. This arrangement ensures that no untreated water enters the watercourse, provides a fully self- contained drainage solution, and avoids reliance on public infrastructure. This is considered appropriate for the rural context and consistent with sustainable drainage principles.

7.8.2 In addition to this integrated foul water system, surface water runoff within the parking and turning areas is proposed to be managed initially through permeable paving. This represents a positive approach to sustainable drainage by reducing immediate runoff and preventing discharge onto the public highway. However, this measure functions only as a preliminary attenuation step, as all collected surface water is ultimately directed to the treatment plant before final discharge. While the agent's email dated 13 October refers to the use of soakaways, the submitted plan does not identify their location or provide any design or capacity specifications, creating uncertainty about their role and effectiveness within the overall drainage strategy.

7.8.3 Taken together, the strategy broadly aligns with General Policy 2(j), which requires that development incorporates adequate services and drainage. Nevertheless, the absence of detailed soakaway information introduces uncertainty regarding the robustness of the surface water component. To address this, it is recommended that a condition be imposed requiring the submission and approval of a detailed surface water drainage scheme prior to the commencement of development, should approval be granted. This scheme should include the location, design, and capacity of soakaways and demonstrate capacity to effectively contribute to the overall drainage scheme for the site. Subject to this safeguard, this aspect of the proposal is considered acceptable.

7.9 Renewable Energy and Design Integration (GP2, ENP4, STP 5, and Paragraphs 12.2.8 & 12.2.10) 7.9.1 The proposal includes the installation of solar panels on the eastern and southern roof planes of the converted barn, as shown on the revised plans submitted on 13 October 2025. This measure aligns with General Policy 2(m) and Energy Policy 4, which encourage energy-saving measures and integration of renewable energy technologies in new development. It also reflects the objectives set out in Paragraphs 12.2.8-12.2.10 of the Strategic Plan, which promote energy conservation and the use of solar technologies to reduce reliance on non-renewable sources.

7.9.2 While the inclusion and positioning of solar panels are now confirmed, no technical specifications have been provided regarding their design, finish, energy generation capacity, storage provisions, or associated infrastructure. These omissions limit the ability to fully assess compliance with Energy Policy 4, which requires consideration of environmental and visual impacts. Given the building's historic character and rural setting, it is important to ensure that the panels do not result in unacceptable visual intrusion or conflict with Strategic Policy 5 on design quality. It is also noted that no details have been provided regarding the heating strategy for the proposed dwellings, which limits assessment of energy efficiency compliance.

7.9.3 To address this, it is recommended that a condition be imposed requiring the submission and approval of full specifications for the solar panels, including their design, finish, energy output, and any associated infrastructure, prior to installation should approval be granted. Subject to this safeguard, this element of the proposal is considered capable of meeting the relevant policy objectives for renewable energy integration and resource efficiency.

7.10 Other Matters 7.10.1 The following matters raised by the owners/occupiers of 2 Glen View, South Cape, Laxey have already been addressed in this report: i. Historic integrity and farmstead character: See Sections 7.2 and 7.3. ii. Use of PVC windows and doors: See Section 7.3. iii. Ecological impacts and mitigation: See Section 7.5.

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iv. Residential amenity and access arrangements: See Sections 7.4 and 7.6.

7.10.2 The remaining points are addressed below: 7.10.2.1 Extent of Agricultural Holding and Future Servicing The submitted plan (Drawing No. 01 Rev. 0) clearly defines the full extent of the agricultural holding, as outlined by the blue boundary, and the application site is shown within the red boundary. The applicants have also demonstrated the redundancy of the barns for agricultural use, which meets the relevant policy thresholds for conversion (see Section 7.2). While the plan clarifies the overall extent of the holding and the redundancy of the barns, the current application relates solely to the conversion of the eastern barns. Matters relating to the future servicing of the remaining agricultural land, or the potential need for new agricultural buildings, are not part of this application. Any such proposals would require a separate planning application and would be assessed on their own merits against relevant policy at that time.

7.10.2.2 Red Line Boundary and Omission of Western Barns Concerns regarding the exclusion of the western barns from the application site are noted. The planning authority can only assess the application as submitted, which is limited to the eastern group of barns. The future of the western barns is not a matter for consideration under this application.

7.10.2.3 Reference to Demolition, New Driveway, and Public Footpath The July 2024 Preliminary Ecological Appraisal (Ecology Vannin) references potential demolition, a new driveway to Ballavarane Cottage, and the creation of a circular public footpath as part of its wider site context and recommendations. However, none of these elements are included within the current application or its red line boundary. Only the works described in the application and shown on the submitted plans can be considered as part of this decision. Any future proposals for demolition, new access, or public footpaths would require separate planning applications and would be subject to full assessment at that time.

7.10.2.4 Sufficiency of Information The objector contends that the application lacks sufficient information for proper assessment. The Department is satisfied that the submitted documentation, including plans, ecological and structural reports, and supporting statements, provides adequate information to determine the application against the relevant policies of the Strategic Plan.

8.0 CONCLUSION 8.1 The proposed conversion of the eastern barns at Ballavarane Farm to residential use is considered acceptable in principle and broadly policy-compliant in relation to Housing Policy 11 and General Policy 3, having demonstrated redundancy for agricultural purposes and the capacity for sensitive reuse of a traditional building of historic interest. The scheme would preserve the rural character and visual integrity of the site, provide a high standard of residential amenity, and incorporate appropriate ecological mitigation and enhancement measures. No unacceptable impacts are anticipated in relation to landscape, ecology, residential amenity, or highway safety.

8.2 However, the proposal includes a garden extension into land classified as Class 3/2 under the Agricultural Land Use Capability Map, which may contain Class 2 soils. Environment Policy 14 and paragraph 7.13.1 of the Strategic Plan require that higher-grade soils within mixed Class 2/3 land be identified and avoided unless an overriding need exists and no lower-quality land is available. The applicant has declined to provide a soil survey and has not demonstrated compliance with these requirements. In the absence of empirical soil data, the precautionary principle must apply.

8.3 While the planning benefits of the conversion are acknowledged, the unresolved risk of permanent loss of potentially high-quality agricultural land carries significant weight. The proposal therefore fails to comply with Environment Policy 14, and this conflict is considered sufficient to warrant refusal of the application. In addition, although revised plans address most layout and

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servicing concerns, technical specifications for the proposed renewable energy measures, heating systems, and soakaway design and capacity remain outstanding, limiting the ability to confirm full compliance with Energy Policy 4, Strategic Policy 5, and General Policy 2(j).

9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 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).

9.2 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.

9.3 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.

9.4 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.

9.5 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.

CONDITIONS TO BE CONSIDERED IF APPROVAL IS GRANTED Without prejudice to the recommendation set out in this report, and in accordance with standard practice, the following planning conditions are suggested for consideration should the Planning Committee resolve to grant approval. These conditions are intended to secure compliance with relevant policies of the Isle of Man Strategic Plan and the Area Plan for the East, and to address technical and environmental matters identified during the assessment.

The conditions are drafted to ensure that the development proceeds in a manner that safeguards the character of the area, protects residential amenity, mitigates ecological impacts, and secures appropriate drainage, energy efficiency, and soil management measures.

Draft Planning Conditions:

C1: Standard Four Year Condition

C2: Access, Parking, and Turning The access, parking, and turning areas shall be constructed and made available for use in accordance with the approved plans prior to the first occupation of any dwelling. These areas shall thereafter be retained for the parking and turning of vehicles associated with the development and kept free from obstruction at all times.

Reason: In the interests of highway safety and to ensure adequate parking provision (GP2, TP4, TP7).

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C3: Materials and External Finishes Prior to the commencement of the development hereby approved, a schedule and samples of all external materials (including roofing, windows, doors, and rainwater goods) shall be submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and retained as such thereafter.

Reason: To ensure a high standard of design and to preserve the character and appearance of the site and surrounding area (GP2, SP4).

C4: Remove PD (Extended Curtilage) 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 free- standing buildings or structures; no gate, fence, wall or other means of enclosure; and no extensions or alterations to the dwellings themselves shall be carried out within the whole site, including the extension to the curtilage of new dwellings (Cottage 2 and 3) hereby approved, except where otherwise approved under Condition 5 of this permission.

Reason: In the interests of the character and appearance of the development and to ensure that the finished appearance of the development will enhance the character and visual amenities of the area.

C5: Boundary Treatment Prior to the occupation of Cottage 2 or 3, boundary treatment along the southern edge of the extended garden areas for that cottage (including post and wire fencing and/or native hedgerow planting) shall be provided in accordance with details which have first been submitted to and approved in writing by the Department and retained as such thereafter. In the event that the proposed boundary treatment includes hedgerow planting, the approved details shall include planting and maintenance specifications, and any plants that die within five years of planting shall be replaced.

Reason: To ensure a clear and acceptable transition between domestic and agricultural land, and to protect the openness and character of the countryside (EP1, GP2, SP4).

C6: Ecological Mitigation and Enhancement Prior to the commencement of the development hereby approved details shall be submitted to and approved in writing by the Department of the ecological mitigation and enhancement measures, including the provision of bird boxes, bat boxes, a wildlife shelter, and any precautionary working methods for protected species. The details shall include a timescale for implementation. The development shall take place in accordance with the approved details which shall be retained as such thereafter. The details shall reflect the ecological mitigation and enhancement measures set out in the Preliminary Ecological Appraisal (Ecology Vannin, July 2024) and Bat Survey (Manx Bat Group, July 2025).

Reason: To safeguard and enhance biodiversity in accordance with Environment Policies 4 and 5.

C7: External Lighting No external lighting shall be installed unless in accordance with details which have first been submitted to and approved in writing by the Department and retained as such thereafter. Any details shall demonstrate compliance with the recommendations of the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8 (Bats and Artificial Lighting).

Reason: To avoid adverse impacts on bats and other nocturnal wildlife (EP4, EP5).

C8: Drainage Implementation The foul and surface water drainage arrangements shall be carried out in accordance with the approved plans, including the position of the treatment plant, its discharge route, and any

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soakaways to be used for surface water disposal. The approved arrangements shall be completed before any dwelling is occupied and retained thereafter.

Reason: To ensure adequate foul and surface water drainage and prevent pollution or flooding, in accordance with General Policy 2(j).

C9: Solar - Design and Siting Prior to installation of any solar panels or associated external infrastructure, details of their location, size, and external appearance shall be submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and retained thereafter.

Reason: To ensure the renewable energy installation is visually appropriate and integrates with the character of the development, in accordance with Strategic Policy 5.

C10: Soil Conservation Prior to commencement of development, details of how topsoil and subsoil will be stripped, stored, and reused within the site shall be submitted to and approved in writing by the Department. The approved measures shall be implemented during construction.

Reason: To minimise loss of soil quality and maintain site fertility in accordance with Environment Policy 14.

C11: Bin and Cycle Storage Prior to the occupation of the development hereby approved, the secure bin/bicycle storage area shall be provided in accordance with the approved plans (Drawing Nos. 03 Rev 3 and 06 Rev 1) and shall be permanently retained thereafter and solely for the purpose of cycle/refuse storage.

Reason: In the interests of the appearance of the development and of the amenities of the area and to promote sustainable travel in the interests of reducing pollution and congestion.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted Committee Meeting Date: 24.11.2025

Signed : Mr Paul Visigah 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 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.

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PLANNING COMMITTEE DECISION 24.11.2025

Application No. :

25/90388/B Applicant : Ballannette Trust Proposal : Conversion of existing stone barns to create three residential dwellings Site Address : Ballavarane Farm Ballamenagh Road Baldrine Isle Of Man IM4 6AQ

Planning Officer Paul Visigah Reporting Officer As above

Addendum to the Officer’s Report

The Committee at its meeting held on 24th November 2025, overturned the recommendation of the case officer to refuse the application and recommended approval, subject to the inclusion of 11 conditions.

Reason for Approval: The proposal is acceptable as it accords with Housing Policy 11 and General Policy 3, enabling the sensitive conversion of a redundant traditional barn into three dwellings without introducing new built form. The scheme delivers housing in a sustainable manner and secures the long-term preservation of a building of historic and architectural interest, consistent with Strategic Policy 1 and Strategic Policy 5. Although the development involves a small extension of curtilage into land classified as Class 3/2, this area is minimal and necessary to provide adequate amenity for future occupants. On balance, the limited impact on agricultural soils is outweighed by the significant planning benefits of heritage conservation, housing provision, and efficient reuse of existing built fabric, ensuring compliance with the Strategic Plan when read as a whole.

Approval Conditions: C1: Commencement of Development The development hereby approved shall commence within four years from the date of this decision notice.

Reason: To comply with Article 26 of the Development Procedure Order 2019 and prevent the accumulation of unimplemented permissions.

Reason: In the interests of highway safety and to ensure adequate parking provision (GP2, TP4, TP7).

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Reason: To ensure a high standard of design and to preserve the character and appearance of the site and surrounding area (GP2, SP4).

Reason: In the interests of the character and appearance of the development and to ensure that the finished appearance of the development will enhance the character and visual amenities of the area.

Reason: To ensure a clear and acceptable transition between domestic and agricultural land, and to protect the openness and character of the countryside (EP1, GP2, SP4).

Reason: To safeguard and enhance biodiversity in accordance with Environment Policies 4 and 5.

Reason: To avoid adverse impacts on bats and other nocturnal wildlife (EP4, EP5).

C8: Drainage Implementation

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The foul and surface water drainage arrangements shall be carried out in accordance with the approved plans, including the position of the treatment plant, its discharge route, and any soakaways to be used for surface water disposal. The approved arrangements shall be completed before any dwelling is occupied and retained thereafter.

Reason: To ensure adequate foul and surface water drainage and prevent pollution or flooding, in accordance with General Policy 2(j).

Reason: To ensure the renewable energy installation is visually appropriate and integrates with the character of the development, in accordance with Strategic Policy 5.

Reason: To minimise loss of soil quality and maintain site fertility in accordance with Environment Policy 14.

Reason: In the interests of the appearance of the development and of the amenities of the area and to promote sustainable travel in the interests of reducing pollution and congestion.

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Conditions of Approval

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. The access, parking, and turning areas shall be constructed and made available for use in accordance with the approved plans prior to the first occupation of any dwelling. These areas shall thereafter be retained for the parking and turning of vehicles associated with the development and kept free from obstruction at all times.

Reason: In the interests of highway safety and to ensure adequate parking provision (GP2, TP4, TP7).

C 3. Prior to the commencement of the development hereby approved, a schedule and samples of all external materials (including roofing, windows, doors, and rainwater goods) shall be submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and retained as such thereafter.

Reason: To ensure a high standard of design and to preserve the character and appearance of the site and surrounding area (GP2, SP4).

C 4. 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 free-standing buildings or structures; no gate, fence, wall or other means of enclosure; and no extensions or alterations to the dwellings themselves shall be carried out within the whole site, including the extension to the curtilage of new dwellings (Cottage 2 and 3) hereby approved, except where otherwise approved under Condition 5 of this permission.

Reason: In the interests of the character and appearance of the development and to ensure that the finished appearance of the development will enhance the character and visual amenities of the area.

C 5. Prior to the occupation of Cottage 2 or 3, boundary treatment along the southern edge of the extended garden areas for that cottage (including post and wire fencing and/or native hedgerow planting) shall be provided in accordance with details which have first been submitted to and approved in writing by the Department and retained as such thereafter. In the event that the proposed boundary treatment includes hedgerow planting, the approved details shall include planting and maintenance specifications, and any plants that die within five years of planting shall be replaced.

Reason: To ensure a clear and acceptable transition between domestic and agricultural land, and to protect the openness and character of the countryside (EP1, GP2, SP4).

C 6. Prior to the commencement of the development hereby approved details shall be submitted to and approved in writing by the Department of the ecological mitigation and enhancement measures, including the provision of bird boxes, bat boxes, a wildlife shelter, and any precautionary working methods for protected species. The details shall include a timescale for implementation. The development shall take place in accordance with the approved details which shall be retained as such thereafter. The details shall reflect the ecological mitigation and enhancement measures set out in the Preliminary Ecological Appraisal (Ecology Vannin, July 2024) and Bat Survey (Manx Bat Group, July 2025).

Reason: To safeguard and enhance biodiversity in accordance with Environment Policies 4 and 5.

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                                                 25/90388/B                                      Page  22  of  22

C 7. No external lighting shall be installed unless in accordance with details which have first been submitted to and approved in writing by the Department and retained as such thereafter. Any details shall demonstrate compliance with the recommendations of the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8 (Bats and Artificial Lighting).

Reason: To avoid adverse impacts on bats and other nocturnal wildlife (EP4, EP5).

C 8. The foul and surface water drainage arrangements shall be carried out in accordance with the approved plans, including the position of the treatment plant, its discharge route, and any soakaways to be used for surface water disposal. The approved arrangements shall be completed before any dwelling is occupied and retained thereafter.

Reason: To ensure adequate foul and surface water drainage and prevent pollution or flooding, in accordance with General Policy 2(j).

C 9. Prior to installation of any solar panels or associated external infrastructure, details of their location, size, and external appearance shall be submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and retained thereafter.

Reason: To ensure the renewable energy installation is visually appropriate and integrates with the character of the development, in accordance with Strategic Policy 5.

C 10. Prior to commencement of development, details of how topsoil and subsoil will be stripped, stored, and reused within the site shall be submitted to and approved in writing by the Department. The approved measures shall be implemented during construction.

Reason: To minimise loss of soil quality and maintain site fertility in accordance with Environment Policy 14.

C 11. Prior to the occupation of the development hereby approved, the secure bin/bicycle storage area shall be provided in accordance with the approved plans (Drawing Nos. 03 Rev 3 and 06 Rev

and shall be permanently retained thereafter and solely for the purpose of cycle/refuse storage.

Reason: In the interests of the appearance of the development and of the amenities of the area and to promote sustainable travel in the interests of reducing pollution and congestion.