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25/90526/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90526/B Applicant : Mr & Mrs Sarah & Lee Cain Proposal : Conversion of farm building to a dwelling Site Address : Trollaby Farm Trollaby Lane Union Mills Isle Of Man IM4 4AW
Planning Officer: Lucy Kinrade Photo Taken : 24.10.2024 Site Visit : 24.10.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.08.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. All external wall and roof finishes, including any window and door openings shall be carried out in full accordance with the detail and annotation as shown on drawing no. 24/29/04 Rev A and retained as such thereafter.
Reason: The application has been assessed on this basis in the interest of visual amenity and interest of the building as assessed under Housing Policy 11.
C 3. The dwelling hereby approved shall not be occupied or operated until the means of vehicular access and permeable surfaced parking areas have been constructed in full accordance with the details shown on drawing 24/29/05 Rev A. The access and parking areas shall thereafter be retained for access and parking purposes only.
Reason: In the interests of highway safety and ensuring sufficient parking within the site in accordance with Appendix 7 of the IOM Strategic Plan 2016.
C 4. The extent of the residential curtilage hereby approved is shown detailed on drawing 24/29/05 Rev A and indicated by a red dashed line.
Reason: For the avoidance of doubt and to outline for benefit of future occupants the area extent for Permitted Development rights.
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C 5. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of Housing Policy 11 and the visual appearance, character and interest of the existing barn.
C 6. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or car ports shall be erected within the curtilage of the dwelling hereby approved without the prior written approval of the Department.
Reason: To control development in the interests of Housing Policy 11 and the visual appearance, character and interest of the existing barn.
N 1. The applicant is reminded of their separate obligations under the Highways Act 1986 in respect of surface water and not allowing this to free flow on to a public highway.
N 2. The applicant is reminded of their separate legal obligations under the Wildlife Act 1990 in the protection of bats and nesting birds. The installation of any bat or bird boxes is to be welcomed and would contribute towards bio-diversity at the site.
N 3. The applicant is reminded that any external lighting structure would require separate planning approval, and in the installation of any other external illumination at the site consideration should be given to British Standards in reducing light spill and impact on local habitat.
This application has been recommended for approval for the following reason. The proposals result in an acceptable level of intervention to the existing fabric of the stone outbuilding and seek to retain its original interest and character and appearance, with the anticipated works also likely to make more robust the existing stone structure. The proposal results in a satisfactory dwelling without requiring any extension and does not result in any adverse visual harm to the building, the site or surrounding countryside. The proposal is considered to meet the criteria of Housing Policy 11, as well as General Policy 2 (b, c, g, h and i). Suitably worded conditions shall be applied to ensure works are carried out in accordance with the plans, including provision of parking and clarifying the extent of the residential curtilage and revocation of parts of the Permitted Development Order, along with three notes added regarding surface water, bat and bird boxes, and external lighting.
Plans/Drawings/Information;
This approval relates to the following: o Drawing 24/29/02 - Topographical Site Survey. o Drawing 24/29/03 - Survey . o Percolation Test for Soakaway. o Soakaway Capacity Calculation. o Photo's. o Covering Letter - Supporting Information. o Manx Bat Group Bat Report. o Structural Consulting - Structural Report
and
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o Drawing 24/29/01 Rev A- Location Plan o Drawing 24/29/04 Rev A - Proposed o Drawing 24/29/05 Rev A - Proposed Site Plan
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o Marown Commissioners o Department of Infrastructure - highway services o Department of Infrastructure - highway drainage
Officer’s Report
1.0 THE SITE 1.1 The site relates to an existing stone barn forming part of the Trollaby Farm holding just outside of Union Mills and at the top of Trollaby Lane. The existing barn is two storey with various door and window openings. The roof is pitched and finished in a mix of slate and metal sheeting, with exception to one far end where the roof has been removed/collapsed.
2.0 THE PROPOSAL 2.1 Proposed is the conversion of the existing stone building into a new residential dwelling.
2.2 Works include the following: o Installation of new windows and doors in existing openings o Minor modification of existing openings and the creation of new openings o Installation of new roof and rebuilding of roof at one end. o Removal of existing part render to front and re-rendering over across the frontage only, making good and re-pointing all other stone work. o Installation of ASHP o Creation of walled garden to frontage o Creation of parking area
2.3 With exception to the rebuilding of one part of the roof, there are no other extensions proposed.
3.0 PLANNING HISTORY 3.1 The wider farm has been subject to a number of applications relating to residential and agricultural works at the site. o 20/00305/B - erection of a new farm workers dwelling with garage and access - approved o 24/00769/B - erection of agricultural shed - Pending Consideration o 22/01390/B - creation of three dubs - approved o 20/00525/B - erection of agricultural building - approved o 19/01443/B - erection of agricultural barn - approved o 16/00116/B - new agricultural building - approved o 01/01148/B - erection of agricultural building - approved o 99/01124/B - replacement agricultural building - approved
4.0 PLANNING POLICY
Site Specific
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4.1 The site is not designated for any development on Area Plan for the East 2020 (TAPE). There are no registered trees on the site and the site is not within a conservation area. The lane running along the site is recognised as being at some low surface water flood risk, although there is now surface water risk within the actually red line site.
4.2 Relevant policies of IOM Strategic Plan 2016: o Strategic Policy 1 - best and efficient use of sites, existing infrastructure and re-use of existing materials o Strategic Policy 2 - new development within existing towns and villages, if in countryside 6.3 applies o Strategic Policy 4 - protect and enhance landscape and nature conservation value o Strategic Policy 5 - new development (including individual buildings) should be designed so as to make a positive contribution to the environment (and in some cases a Design Statement will be required) o Spatial Policy 5 - new development directed to existing defined settlements and only in countryside in line with GP3. o General Policy 2 - general development standards including visual, amenity, highways and landscape o General Policy 3 - exceptions to development in the countryside including conversion of rural dwellings o Environment Policy 1 - countryside protected for its own sake o Environment Policy 42 - new development to take account local character and identity o Housing Policy 4 - new housing directed to towns and villages or sustainable urban extensions. Only allowed in countryside in exceptional circumstances. o Housing Policy 6 - development on land zoned for residential must be undertaken in accordance with the brief of that area, or paragraph 6.2 General Policy 2. o Housing Policy 11 - conversion of rural buildings to residential use o Paragraph 7.34.1 - individual character and settlement identity and reference to infill, back land and tandem development o Community Policy 7 - designing out crime o Community Policy 11 - prevention of outbreak and spread of fire o Infrastructure Policy 5 - water conservation and management measures o Transport Policy 4 - new highways o Transport Policy 7 - parking standards
4.3 Relevant Policies of TAPE 2020 o Landscape Area C3 - Union Mills, Glen Vine & Crosby (C3): Landscape Strategy - Conserve and enhance: a) the character, quality and distinctiveness of the well-treed valley with some scattered and nucleated settlements. Key Views - Open views up to the Northern Uplands and the upper slopes of Foxdale in places. Glimpsed views in the East towards the urban edge of Douglas
4.4 Reference any relevant PPS or NPD 4.4.1 None
5.0 OTHER MATERIAL CONSIDERATIONS 5.1 Legislation o None
5.2 Policy/Strategy/Guidance o Manual for Manx Roads - access and parking standards residential property o Residential Design Guide - Sections 1 on local distinctiveness, 5 Architectural Details and 7 on neighbouring amenity o Planning circular 3/91 Guide to the Design of Residential Development in the Countryside provides guidance on how generally acceptable design for houses in the countryside.
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6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 DOI Highway Services - do not oppose (10/06/2025) - no significant negative impact upon highway safety, network functionality and/or parking as the accesses and layout are acceptable for the existing and proposed use on the site.
6.2 DOI Highway Drainage - comments (03/07/2025) - 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.
6.3 Marown Commissioners - no objection (02/07/2025).
6.4 DEFA Ecosystems - no objection subject to condition (23/06/2025) preliminary assessment of bats is all in order. Mitigation was not considered required but bat boxes would be welcomed. As bats are known to utilise the area external lighting should be controlled. No nesting birds found at site but can't be ruled out and so two bird nest boxes also sought. Conditions to prevent external lighting unless sensitive lighting plan provided, and installation of 2 bat and 2 bird boxes.
6.5 The following were consulted but no comments received at the time of writing the report 01/08/2025: o Manx Utilities - electricity o Manx Utilities - water o Manx Utilities - drainage o Manx National Heritage
7.0 ASSESSMENT 7.1 Environment Policy 1 defines the countryside as areas outside existing settlements or land not designated for development, and any development adversely affecting the countryside will not be permitted and that the countryside is to be protected "for its own sake". However, there are policies that include the support for conversion of existing rural buildings into new residential uses so long as they meet the relevant tests and criteria set out in those policies. The fundamental issues to consider in the assessment of this application are; o Principle o Assessment against HP 11 o Visual impact on site and wider countryside o Amenity impact - its own amenity and neighbouring amenity o Highway safety impact including public right of way o Drainage o Residential curtilage o Any other matters
7.2 Principle 7.2.1 Strategic Policy 2 and Spatial Policy 5 make it clear that development can only happen in the countryside if it falls in line with those exceptions that fall with General Policy 3. General Policy 3 includes for the conversions of existing rural buildings considered to be of interest warranting their retention and conversion.
7.2.2 The building in this case considered of historic interest being a traditional Manx stone barn with typical barn style form, proportion and its use of traditional stone and slate materials. Its conversion into new residential use considered acceptable in principle.
7.3 Housing Policy 11 assessment:
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photographs indicate the building is used for general storage of smaller farmer items but appears generally too small for larger modern machinery and the unroofed area not being of condition suitable for dry storage or animal care. While not totally redundant given existing small storage use, in the most part the building provides little contribution to the overall farm operation compared to other modern buildings in the area and so it's repurposing for residential use would not be unobjectionable in this case.
the application has been provided with a structural report which indicates that in the most part the building is structurally capable of conversion and that the introduction of new ground, first floor and roof structures will help to further stiffen and restrain the existing external walls and enhance their stability and robustness (if correctly detailed by a structural engineer). The information provided is considered acceptable in this regard.
This has already been accepted as per 7.2.2 above and being a traditional Manx stone barn worthy of retention and conversion.
The submission indicates its conversion into a new dwelling without extension to the original building, and no impact in this respect.
There is question raised about the compatibility of the new residential use situated right within the existing cluster of farm buildings, however this situation is not uncommon across many farm holdings where the farm house is located near the heart of the farming operation. Mindful that the applicants in this case is also a family member of the main farm holding and helps on the farm. They have an understanding and acceptance of the farming operations in this case. It is not felt that the proposed use is incompatible in this instance with adjoining uses. There are no concerns in any wider land use zonings of the Area Plan with the land remaining not designated for any use or purpose.
There is already services in the area and so the proposal will not result in any unreasonable public expenditure. Any works in connecting of services will be a cost to the applicant only.
This proposal does not include any extension to the footprint. The proposal includes the re-building of part of the roof but this will result in the original appearance of the building being re-established. The existing stone work is being retained and made good on three elevations, the front elevation is having existing render removed and re-rendered and this is considered acceptable in this case. Roofing works will be finished in slate materials to re- establish and retain the original appearance.
Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.
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The proposal does not include for any re-building of ruins or the erection of a replacement building, and there are no extensions being proposed. There are no issues in this respect.
7.3.2 In summary of the above, the application is considered to comply with each of the assessment criteria for Housing Policy 11 and considered acceptable.
7.4 Visual Impact 7.4.1 The nature of works seek to best retain the original appearance of the building, although the introduction of windows and doors and its re-use for new residential purpose will likely alter its general character compared to its current agricultural nature, but this would not be an adverse impact given its alignment with and support given as per Housing Policy 11.
7.4.2 The proposed works are considered to have an acceptable visual impact in their own right and being works to the existing building are not considered to result in any wider harm or impact on the countryside. Visual impact from both private and public view is considered acceptable.
7.5 Amenity Impact 7.5.1 The proposal is provided with its own private amenity space including an area of garden and off street parking. This would provide sufficient space for drying clothes and off road parking and considered acceptable in this instance. Highways safety and residential curtilage are covered later in this report.
7.5.2 The nearest neighbour is the applicants parents who reside at the main farm house. The conversion of the existing building into a new dwelling is not considered to result in any harm to their amenity or any other neighbouring amenity given the distance and landscaping between them.
7.6 Highway Access 7.6.1 The existing site is access via a shared lane. This lane also forms part of a public right of way. Visiting the site, it was clear that the lane was subject to very low traffic levels and majority of users likely only part of the farm operation. The lane was mostly unmade track and became more off road beyond the farm buildings. The proposal is to be provided with off road parking for at least two vehicles and this is considered acceptable to meet the two space minimum as per the IOM Strategic Plan Appendix 7 standards. The proposal is not expected to result in any new or adverse impacts on highway safety or to result in any public harm in this case.
7.7 Drainage 7.7.1 New drawings have been provided to demonstrate that suitable surface water drainage can be provided within the curtilage of the site and within land owned by the applicant and this is considered acceptable. A note will be added to remind them of their obligations under the Highways Act 1986.
7.8 Residential Curtilage 7.8.1 As part of these applications for new residential uses in the countryside it is important that suitable information is provided as to their residential curtilage so that unwarranted spread into the countryside does not take place. This curtilage also defining the extent of the area to which any Permitted Development rights relate. In this case the proposal is for the conversion of an existing building which sits amongst other agricultural buildings and access lane which limit to some degree any spread into the nearby area. Nevertheless the proposal has been provided with a plan indicating the curtilage to extend to the front garden wall and around a
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small path around the building. This is considered acceptable in this case and suitable conditions will be added to control this curtilage.
7.9 Any other matters 7.9.1 In addition to the aforementioned conditions, further conditions will be added to revoke those parts of the PD relating to any extensions to the barn and the erection of any separate garaging which may affect the original character and appearance of the barn building and which should be carefully assessed as part of a future planning application.
7.9.2 While shed, greenhouse or summerhouses structures under PD may be considered to pose similar threat to original character, the standard condition for each of those classes restricting size, scale, height and position would be sufficient to minimise any significant impact in this case and the nature of such structures being secondary and less 'permanent' features compared to an extension or garage further help to minimise impact. No revocation of these PD classes is therefore considered necessary in this case.
7.9.3 DEFA Ecology have made reference to bats and birds and indicated that any external lighting be prevented unless to a suitable lighting design standard. There is separate legal obligations under the Wildlife Act 1990 that the applicant must comply so as to not result in any reckless harm to bats or nesting birds. Provision of bat and bird boxes would be a welcomed gesture but would not go to the heart of the approval requiring conditioning in this case and so a note will be added. In respect of external lighting, there is not currently any control of lighting on other farm buildings at the site, any installation of a lighting column would require separate planning permission. Given the farming operation already at the site a degree of lighting is somewhat expected for farm working, but likely to be of minimal disruption given their own stock on site.
8.0 CONCLUSION 8.1 The proposals result in an acceptable level of intervention to the existing fabric of the stone outbuilding and seek to retain its original interest and character and appearance, with the anticipated works also likely to make more robust the existing stone structure. The proposal results in a satisfactory dwelling without requiring any extension and does not result in any adverse visual harm to the building, the site or surrounding countryside. The proposal is considered to meet the criteria of Housing Policy 11, as well as General Policy 2 (b, c, g, h and i) and is supported.
8.2 Suitably worded conditions shall be applied to ensure works are carried out in accordance with the plans, including provision of parking and clarifying the extent of the residential curtilage and the revocation of parts of the PD in seeking to best ensure any future development is properly assessed as part of an application. Three notes will be added in respect of surface water, bat and bird boxes, and external lighting.
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.
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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. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 01.08.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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