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PLANNING OFFICER REPORT AND RECOMMENDATIONS

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 Photo Taken :

Site Visit :

Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 05.01.2026 __

Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. The development shall be completed in accordance with the materials as indicated on approved drwg no. 327/021

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

C 3. Prior to the commencement of window and door installation, the building shall be surveyed internally by a suitably qualified ecologist, and a bat emergence survey shall be carried out between May and August, with the associated report submitted to and approved in writing by the Department prior to the completion of works. The bat survey shall identify impacts on bat species together with mitigation and enhancement measures, where appropriate, and shall include an ecological mitigation plan and timetable for its implementation. Thereafter, the approved mitigation and enhancement measures shall be fully completed prior to the use hereby permitted first commencing.

Reason: To provide adequate safeguards for the bats.

C 4. No external lighting shall be installed unless in accordance with a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of

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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.

C 5. Details of a nesting cup for swallows and 2 no. bat boxes shall be submitted to planning and approved in writing by the Department, with the details including the specification and position on the building of the nesting cup and boxes. The nesting cup and bat boxes shall be installed in accordance with the approved details prior to the use of the building first commencing.

Reason: In order to mitigate the loss of bat and bird nesting opportunities within the site.

C 6. Prior to the use of the building hereby permitted first commencing, the parking and turning areas shall be provided in accordance with the approved plans and the areas shall be retained as such thereafter. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

C 7. Prior to the use of the building hereby permitted first commencing, the access shall be hard surfaced with a gradient not exceeding 7% over its first 6m in accordance with details that shall first have been submitted to and approved in writing by the Department. Thereafter the access shall be permanently retained as approved. The re-surfacing must result in a bound surface such that no material is tracked onto the public highway.

Reason: In the interests of highway safety.

C 8. No music or other forms of amplified sound shall be played within the external courtyard or any other external area of the application site. All external side hung doors of the premises shall be fitted with a self-closing mechanism before the use of the building commences and thereafter kept closed at all times except only as required for the entry or exit of goods or customers or in case of emergency.

Reason: To safeguard the amenities of the surrounding area.

C 9. No customers shall be allowed to remain on site of the premises hereby approved outside the following times :

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.

C 10. Notwithstanding the provision of the Town and Country Planning (Use Classes) Order 2019, the development hereby permitted is considered to be a Sui Generis Use. The site shall be used for no more than 8 individual daily events per calendar month and the use shall be for public and private events only, limited to the following:

Private functions - weddings, christenings, birthday celebrations and similar family/social functions; Corporate functions - business events, presentations and workshops;

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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.

C 11. The site shall not be used for any purpose other than those outlined in Condition 10 of this permission and shall not be used for any purpose as laid out in the Town and Country Planning (Permitted Development) (Temporary Use or Development) Order 2015.

Reason: To ensure the use of the site accords with planning policy, given the location of the site.

C 12. Notwithstanding the provision of the Town and Country Planning (Use Classes) Order 2019 and the uses permitted by Condition 10, the premises shall not be used for any purpose as defined under Part 1 Class 1.1, 1.2, 1.3 and 1.4; Part 4 Class 4.1, 4.2, 4.3 and 4.4.

Reason: To ensure the use of the site is compliant with planning policy given the countryside location.

This application has been recommended for approval for the following reason. 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.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped 9th and 10th April and 30th September 2025: 327/001 Location Plan 327/002 Existing Site Plan 327/010 Existing Plans and Elevations 327/020 Proposed Site Plan 327/021 Proposed Plans and Elevations Bat Report dated 29 September 2025

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Right to Appeal

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

DOI Highway Services No objection subject to conditions that have been applied.

DOI Highway Drainage No objection.

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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: o Private functions such as weddings, christenings and birthday celebrations o Corporate events and workshops o Community-focused gatherings such as agricultural talks, nature walks and seasonal family activities (e.g., Halloween, Easter, Christmas) Attendance, Timings & Music: o Our approximate maximum capacity is 160 people, subject to confirmation from the Isle of Man Fire and Rescue Service. We have a large hard-standing area for parking, and for larger gatherings we plan to use coaches/buses for transport. o Event timings will vary, but for evening events, music will finish by midnight . o Corporate and community events will generally be smaller and held during daytime hours. o School visits and educational activities will be daytime-only."

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.

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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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

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

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outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

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

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

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

3.9 Business Policy 1 "The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan."

3.10 Environment Policy 16 "The use of existing rural buildings for new purposes such as tourist, or small-scale industrial/commercial use may be permitted where: a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation; b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction; c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character; d) there would not be unacceptable implications in terms of traffic generation; a) conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site."

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."

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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

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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: o Principle of development o Impact upon the character and appearance of the building and surrounding area o Transport and highway safety o Biodiversity

PRINCIPLE OF DEVELOPMENT

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

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considered suitable to make use of an existing building to address the local need which the application states are needed. Regarding floor areas and need, the 2025 Employment Land Review established that the North and the West have the lowest sufficiency with less than half of the occupiers in the respective areas saying that the floor area meets their current need. This may be due to business growth or due to there being no new employment land available in the respective areas. Island wide, the Review establishes that catering and entertainment and assembly and leisure sectors, which would be closely related to the proposed uses, have said that the space they occupy do not meet their needs. Such is a clear indication that there is demand for such uses The proposed use will not, in the opinion of Officers, harm the vitality or viability of other similar premises in the area and there have been no objections from businesses, local community groups or Commissioners to an additional facility in the area.

7.4 The building subject of the application is constructed from stone walls and slate roof and is of a traditional agricultural vernacular. The building, together with the adjacent stone barn to the west, forms part of a traditional farmyard and given the age, materials, form of construction and simple agrarian character, whilst not a high quality architectural building or non-designated heritage asset, the building is considered to be a building of sufficiant interest such that Business Policy 16 applies .

7.5 Having regard to the criteria set out under Business Policy 16, it is clear that the building has not been used for agricultural purposes for a number of years and has more recently been used for a small number of ad-hoc events. The scale and form of the building is not suitable for supporting modern farming practices, being inaccessible to large machinery and livestock and would only be useful for basic storage. Its agricultural use is therefore considered to be largely redundant.

7.6 Structurally, the building is in good order and has been re-pointed and the roof is in good condition. The walls show no sign of structural failing and the building is capable of conversion and renovation without the need to rebuild.

IMPACT UPON BUILDING AND THE AREA

7.7 The proposed conversion works will have a very limited impact upon the historic fabric of the building. The proposal does not involve any extension to the building. The works will largely involve installing windows and doors into existing apertures and save for the new rooflights proposed, no new openings to the external walls are required. Internally, the conversion will utilise existing spaces and openings between the various parts of the building. The simple linear plan form of the original building will not be harmed as a result of the conversion works which are low impact and acceptable both visually and in regard to the historical importance of the building.

7.8 The development will have a very contained visual impact upon the character and appearance of the area, with the building largely screening the use of the central yard area for parking. The external use of the building is limited to the courtyard area to the southern end and does not permit any use of adjoining land which would require a separate grant of planning permission.

7.9 It is noted that the proposed mixed use would, at times, cause music to be played at the venue and such might impact upon the quiet enjoyment of the area. In order to ensure the impact is minimised, music will only be permitted to be played internally, with the building's walls (with limited openings) and roof reducing the level of detectable sound outside of the building. With the closest dwellinghouse being approximately 140m northeast and with intervening land and tall tree planting to the northern boundary, it is not considered that noise from the internal playing of music will cause any unacceptable harm to amenity in the area. As a consequence of these matters the development will not harm the character or appearance of the landscape and complies with General Policy 2 and Environment Policy 2.

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HIGHWAY SAFETY

7.10 The development will utilise an existing access off the A10. It is acknowledged that when in use, the site will have a more intensive number of vehicle movements to and from the premises, but the local highway network can accommodate such an increase without overloading the network. Transport Policy 1 does seek to locate new development close to public transport facilities and to be accessible in sustainable modes, "where possible". In this instance, being a barn conversion, the building and any alternative use such as that proposed cannot be located elsewhere and so if the building is to be put to an otherwise acceptable use, it must be accepted that the development may not be sustainably located and this must be weighed against other policy and material planning consideration, in the planning balance.

7.11 The access into the site is set approximately 2.0m back from the carriageway edge, as is the building subject of the application. Whilst visibility splays are slightly below the 2.4m set back usually required, the development is not considered to cause any significantly harm to highway safety given the lightly trafficked nature of the highway and irregular use of the building as proposed.

7.12 The site provides space for 35 vehicles, including 2 accessible parking bays. The building has a GIA of approximately 310 sqm and based upon the proposed use, the development should provide 1 space for every 15 sqm of GIA. This would amount to a need for 21 spaces and so there is an overprovision, however, it would be sensible in this rural location to have a greater number of parking spaces in order to ensure there is a lesser likelihood of overflow parking outside of the application site. The proposal is considered to comply with Transport Policies 4 and 7.

BIODIVERSITY

7.13 In relation to ecology, the application is now supported by a bat emergence survey. No bats were recorded within the barn, though bats were detected around the building. Previously droppings had been identified. The comments of the Ecosystem Policy Team are noted, including their concern that the surveys were taken at the end of the summer and after a wedding function, a time when summer roosting within the building is unlikely to have been identified due to the seasonal variations in roosting and disturbance from the wedding function to any bats that may have been present but subsequently abandoned the building. The conditions recommended can generally be applied, but the wording would likely be onerous if it were to allow some works to continue but prevent the building from being completely sealed before the bat survey is undertaken. As such, a pre-commencement condition is proposed.

7.14 In addition to bats, a swallow nest was identified within the building. In order to mitigate its loss, alternative nesting opportunities will be agreed by condition. Overall, the impact of the development upon bats and birds can be mitigated and so subject to conditions the development is considered to comply with Environment Policy 1.

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.

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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: 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.

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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made: Permitted Date: 16.02.2026

Signed : Mr Russell Williams Presenting Officer

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