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Application No.: 25/90380/B Applicant: Mr Ryan Cleator Proposal: Change of use of an existing agricultural barn to an events barn, installing windows, doors, and rooflights Site Address: West Nappin Farm Jurby West Isle Of Man IM7 3AT Planning Officer: Russell Williams Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 05.01.2026 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), which has been submitted to and approved in writing by the Department.
Reason - To avoid ecological impacts and ensure no net loss for biodiversity on site.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Monday - Thursday 08:00 to 23:00 Friday and Saturday 08:00 to 00:00 midnight Sunday 10:00 to 22:00
Reason: In order to maintain the amenities of the area.
Private functions - weddings, christenings, birthday celebrations and similar family/social functions; Corporate functions - business events, presentations and workshops;
Community functions - presentation, talks and activities to the general public and community groups; Educational functions - use by schools and colleges for individual educational talks and presentation days.
Reason: To enable alternative uses to be assessed against planning policy by the Department as a result of the location of the site.
Reason: To ensure the use of the site accords with planning policy, given the location of the site.
Reason: To ensure the use of the site is compliant with planning policy given the countryside location.
The application proposes the re-use of a redundant agricultural building that is of a traditional form of construction, is in good condition and retains historic value. The commercial use of the site will deliver economic and social benefits whilst providing a viable use of the building. The development is considered to be sustainable on the whole and can be delivered without causing any significant and unacceptable impacts upon landscape character, highway safety, biodiversity or other matters of acknowledged planning importance. The scheme is considered to comply with General Policies 2 and 3, Business Policy 16, Environment Policies 1 and 2 and Transport Policies 4 and 7.
This decision relates to the following plans and drawings, date stamped 9th and 10th April and 30th September 2025:
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services No objection subject to conditions that have been applied. DOI Highway Drainage No objection.
_________________________________________________________________ Officer’s Report
THIS APPLICATION IS REFERRED TO THE COMMITTEE AS IT COULD BE CONSIDERED A DEPARTURE FROM THE DEVELOPMENT PLAN AND IS RECOMMENDED FOR APPROVAL.
1.0 THE SITE - 1.1 The application site forms a traditional stone barn together with a hardstanding yard area to the west. - 1.2 The barn subject of the application is single storey and linear in form, finished in Manx stone walls and slate roof. It has two small previous additions to the north and west elevations, with a small courtyard to the south enclosed by walls. - 1.3 Internally the barn is split into two long rooms that extend the full length of the building. - 1.4 The site is located off the A10 Coast Road at Jurby West. It is accessed via an existing gated entrance that leads into the yard area, which has two traditional barns and a range of modern buildings to the west, all arranged around a central yard area. - 1.5 The nearest residential properties unrelated to the applicant/Farm are located approximately 140m northeast along the A10.
2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the change of use and conversion of the building to create an events venue. - 2.2 Regarding the proposed use, the applicant has advised that they believe a mixed-use approach is most appropriate for the site, with events likely to include corporate meetings, family functions such as weddings and christenings within the local community, and community-focused events, including talks on agriculture and wildlife. The applicant has expanded upon this to confirm the following: "Frequency of Events: We anticipate hosting approximately 2-4 events per month, with seasonal variation. Peak times are likely to be May through August . Mix of Events: We expect a balanced mix, including:
2.3 The proposed conversion will involve a degree of alterations to the barn, including the infilling of existing openings to the north, south and west elevations with new windows and doors, together with 7 new small rooflights to the western roof slope.
2.4 Externally the development will create a 35 bay car park to the western yard area of the site. The existing courtyard hardstanding to the southern side of the barn will be retained and will offer an outdoor area for seating etc. - 2.5 Internally the barn will be divided to create a main events area within the large, linear section of the building. The northern lean-to will be converted into toilets and a storage space, with a bar, social space and kitchen area created to the north-west side of the building .
3.0 PLANNING POLICY - 3.1 The site lies within an area not designated for any particular purpose on the Isle of Man Development Plan Order 1982 and the Area Plan for the North and West. The site is not within a Conservation Area but is within an area of High Landscape Value or Coastal Value and Scenic Significance. - 3.2 Spatial Policy 5 states: "New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3." - 3.3 General Policy 2 of the Strategic Plan is considered applicable, which 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:
3.4 General Policy 3 indicates that Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than in exceptional cases, which includes, "(b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest;" - 3.5 Environmental Policy 1: "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
3.11 Having regard to the Area Plan for the North and West, it is noted that the Plan was adopted by CABO on 12 September 2025 and is on the Tynwald Register of Business for the October 2025 sitting. If approved by Tynwald the Plan will come into operation on 1 December 2025. - 3.12 On the Area Plan the site is located within the Undulating Lowland Plain Landscape Character Area. Landscape Proposal 1 sets out how the landscape strategies within the Plan shall be given consideration when assessing development proposals. It states that "Applications for development must demonstrate consideration has been given to such landscape strategies and key views and that design schemes have responded to such in terms of design including scale, layout, materials (colour and finishes) and landscaping plans." - 3.13 More specifically, within the Andreas and Jurby (F3) - Undulating Lowland Plain Landscape Character Area, the landscape strategy is: "To conserve and enhance: a) the character, quality and distinctiveness of this rural area including the scattered settlement pattern, relatively strong field pattern delineated by a mixture of stone walls and relatively tall Manx hedge-banks and its network of enclosed minor rural roads."
4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 None.
5.0 PLANNING HISTORY - 5.1 There is no planning history relating to the application site.
6.0 REPRESENTATIONS - 6.1 The following Statutory Consultees have been consulted, and their responses can be summarised as follows: Jurby Commissioners - No comments received.
DOI Highway Services - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site access visibility, internal layout and parking is acceptable for the size and use of the development, providing the car park layout is conditioned to be implemented before first use of the proposals and retained thereafter. It is advised that the Applicant resurfaces the site access road into the site as the development will likely deteriorate the condition of the access further once in use.
DOI Highways Drainage - Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. Recommendation: As there are no details of parking arrangement the applicant shall be aware of and demonstrate compliance with the clauses above.
Ecosystem Policy Team - Original objection due to lack of bat activity survey. Following submission of the survey report - No objection subject to conditions: Detailed comments Though the Manx Bat Group have undertaken surveys of the building and did not find an active roost, the Ecosystem Policy Team are not certain that a bat roost is/was not present, for the following reasons: The Manx Bat Group found a couple of bat droppings adhering to the wall within the barn (we have spoken to the Manx Bat Group and though not stated in the report, the droppings belong to pipistrelle bats). Whilst these could belong to bats using the barn for feeding purposes, equally they could belong to bats roosting within the barn. The floors inside had been swept in mid-August prior to a wedding which may have got rid of additional droppings. The emergence surveys were done at the very end of the bat emergence survey season and are not reliable for identifying summer roosts. Bats could have vacated their roost within the building by this point and moved to a different roost following the summer season. It has been shown that bats can abandon roosts as a result of high levels of noise, which has to be a consideration following a loud evening wedding event, such as we assume occurred in August. Without further survey we would therefore need to assume that bat roost/s are present within the building, the loss of which for use of the building as a wedding venue will need to be compensated for. That being said, we would not want the bats to continue accessing the barn anyway because of the presence of breathable roofing membrane, which poses a very serious risk to bats through entanglement. The Ecosystem Policy Team therefore recommend that at least 2 bat boxes suitable for crevice dwelling species are erected on the outside of the buildings on different elevations, to compensate for the loss of internal roosts. These boxes must be located in positions which will
be unimpacted by artificial lighting and erected prior to the internal space being sealed by windows and doors. We also recommend that a further internal search and emergence survey is undertaken in the next bat survey season (May to August) prior to the building being sealed. The majority of the window and door installations can take place, but at least one space which allows bat entry into the barn and the open fronted shed must be left so that bats are not sealed inside or outside of their roost, which would be an offence. Advice on this should be obtained from a suitably qualified ecologist. We do not believe that there is a risk to bats from the installation of the new roof lights and so these works can proceed. The Manx Bat Group also found evidence of an active swallow nest within the building which will also be lost as a result of these proposals. Mitigation for this loss is therefore also required. Swallows have specific nesting requirements and require sheltered ledges within buildings or underneath deep overhangs, on which to build their nests. Purpose-built nesting structures can be provided, alternatively swallows can be provided with ledges or inside of open sided barns, carports or porches. Additional information is therefore required to ensure that adequate mitigation for this species (amber listed in the Birds of Conservation Concern in the Isle of Man 2021) will be provided. A condition requiring details of this mitigation is requested below.
6.2 No representations have been received from members of the public.
7.0 ASSESSMENT - 7.1 The key considerations in the determination of the application are:
7.2 The site is not designated for any particular use and falls within an area of open countryside where there is a general presumption against development, as set out in General Policy 3. - 7.3 In this regard, General Policy 3 (b) supports the conversion of redundant rural buildings which are of architectural, historic, or social value and interest whilst Business Policy 16 supports the use of rural buildings for new uses, including commercial use , subject to compliance with a number of criteria. It is noted that there is no definition within the Strategic Plan of what a "commercial use" comprises, but it is considered reasonable to take the literal definition of this being one where activities conducted on developed property related to industry, commerce, trade, recreation, or business, whether for profit or not. The development proposes a mixed use for public and private events, which will form a commercial venture through the hiring of the premises and other services provided in association with the events. Such will deliver a benefit to the local economy and form a new employment opportunity for the area. It is acknowledged that there is an existing village hall at Jurby, but that is not to say that there is not a need for further space where events can be held . Having searched the surrounding areas of Jurby, Andreas, Ballaugh, Sandygate and Sulby, there does not appear to be a proliferation of community buildings, public houses or other venues that actively promote comparable facilities to those proposed. This is corroborated by the Community Facilities Audit 2022, which forms part of the evidence base for the Draft Aprea Plan for the North and West. Whilst it is acknowledged that the application does not identify where the need for the proposed facility comes from, as a business proposal and the broad base of events/activities being supported, the proposal will benefit the local community and economy. The nearest available premises is Jurby Parish Hall, but the setting and type of venue there is not comparable to this proposed barn conversion in a rural setting. It is noted that the area is sparsely populated but would make for an attractive location for events such as weddings. It is
8.0 CONCLUSION - 8.1 The application proposes the re-use of a redundant agricultural building that is of a traditional form of construction, is in good condition and retains historic value. The commercial use of the site for public and private events will deliver economic benefits from the construction phase, by generating long term employment opportunities from the operation of the business and running of events, as well as income generated by venue hire, sales and the use of other local businesses on the Island in related supply chains. The economic benefits therefore weigh in favour of the proposed development.
8.2 The social role will be fulfilled through supporting social integration and support for local and community groups, individuals and businesses. - 8.3 The environmental role will be fulfilled as the development will protect and enhance the natural and built environment; and, as part of this, help to improve biodiversity and the prudent use of natural resources, minimise waste and pollution, through the appropriate re-use of an existing building. - 8.4 The development can be delivered without causing any significant and unacceptable impacts upon landscape character, highway safety, biodiversity or other matters of acknowledged planning importance. The scheme is therefore considered to comply with General Policies 2 and 3, Business Policy 16, Environment Policies 1 and 2 and Transport Policies 4 and 7. - 8.5 It is therefore recommended that planning permission is granted.
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:
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):
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.
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: 16.02.2026 Signed : Mr Russell Williams Presenting Officer
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