17 April 2024 · Planning Committee
Berrag Farm, Sandygate, Ramsey, Isle Of Man, IM7 3bs
The proposal involves converting the northern part of an existing L-shaped stone barn (Block A) at Berrag Farm into two two-bedroom self-catering holiday units, each over two floors with open-plan ground floors and ensuite bedrooms above, served by new parking, paths, and terraces.
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The officer assessed the barn conversion against General Policy 3 and Environment Policy 16, finding the building redundant (used for domestic storage), structurally sound (given existing uses), of ar…
General Policy 3
Presumption against development in countryside except conversions of redundant rural buildings of architectural/historic value. Barn met criteria: redundant, intact, desirable to preserve via tourist reuse generating maintenance funds.
Environment Policy 16
Permits rural building reuse for tourism if redundant, sound, preserves character (minimal facade changes), low traffic, suitable location, benefits outweigh retention impacts. All tests passed due to site suitability, niche tourism, minimal changes.
Environment Policy 1
Protects countryside/ecology. Minimal impacts: retains built fabric, solar screened by trees/hedges/topography, no tree/hedge loss, grazing under panels.
Environment Policy 4
Prevents harm to species/habitats. Bat impacts mitigated by barn, methodology, lighting conditions per DEFA advice; solar/heat pumps minimal disturbance.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Protects habitats/species. Bat barn as mitigation; conditions ensure no net loss, enhancing biodiversity.
Energy Policy 4
Judges renewables against environmental policies. Small-scale solar/heat pumps acceptable, screened, serve onsite needs, align with climate goals.
Business Policy 11
Tourism in countryside per EP16. High-quality barn conversion with farm activities encouraged.
Business Policy 14
Rural tourism in existing buildings complying with plan. Self-catering units in barn with rural activities supported.
Strategic Policy 8
Tourist development uses existing built fabric without adverse impacts. Barn reuse preserves heritage.
Environmental Policy 22
No unacceptable harm to environment/amenity. No neighbour impacts due to separation/screening.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Holiday use only
The tourist accommodation hereby approved shall be used only for purposes incidental to the enjoyment of 'Berrag Farm', Sandygate, Ramsey, or as temporary holiday letting accommodation, and for no other purposes whatsoever including use as permanent residential units without the prior express grant of planning permission by the Department. They shall not be occupied as a person's sole or main residence and the owner of the holiday/tourist accommodation shall maintain an up-to-date register of the name of each occupier of the holiday/tourist accommodation on the site, their length of stay and their main home address and shall make this information available at all reasonable times to the Department. No guest or customer may occupy any part of the accommodation for a period exceeding 28 days during the months of April to September (inclusive).
Solar panel removal if redundant
In the event that the solar panels and the support units hereby approved are no longer used or required for renewable and alternative energy generation for a period exceeding 12 months, they shall be removed and the ground restored to its former condition within 6 months following the 12 month period.
Solar array fencing
The boundary of the area defined for use by the solar arrays shall be enclosed by post and wire fence. Any replacement fencing shall also be post and wire fence (not solid fencing), and shall thereafter be retained and maintained as such.
Solar panels fixed south-facing
The solar panels hereby approved shall be fixed and angled south only as shown on approved plans, and shall not be rotational.
Lighting plan
Prior to the installation of external lighting within the site, a Lighting Plan shall be submitted to and approved in writing by the Department. The lighting of the site will be designed utilising inward directed led lighting columns to provide required site illumination without creating undue light pollution. The development shall not be carried out other than in accordance with the approved plan, and shall be retained as such thereafter.
Bat barn construction
The Bat Barn approved as part of the development shall be erected strictly in accordance with the approved plans (Drawing No. 151 Rev A), and shall thereafter be retained as such. The Bat Barn shall be built and available for use by bats prior to works affecting the bats.
Bat protection methodology
Prior to the commencement of any works on the barn, a Methodology for bat protection during works and covering the bat mitigation provisions with notes to clarify intentions and a method statement, shall be submitted to and approved in writing by the Department. The development shall not be carried out other than in accordance with the submitted Bat Protection Methodology.
Parking provision
The tourist accommodation units hereby approved shall not be occupied or operated until the additional car parking and manoeuvring areas, have been provided in accordance with the approved plans (Drawing 001 Rev E) received 20 October 2023. Such areas shall remain free from obstruction thereafter and remain available to the users of the approved development.
No permitted development fences
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 39 - Fences, walls and gates.
Solar field use limited
The element of this approval that relates to part of Field 214608 is for the installation of solar panels only. No permission is granted under this application for the change of use of the field to mixed use or residential land.
Ground source heat pumps details
No Ground Source Heat Pumps shall be installed unless they are in accordance with details which have been first submitted to and approved in writing by the Department.
no significant negative impact upon highway safety, network functionality and/or parking; do not oppose
support for the proposal whilst recommending conditions to ensure no adverse impacts on site ecology
high quality cottages attract high-spending visitors off-peak; supports eco-friendly rural accommodation; enhances visitor offer
DEFA Biodiversity raised detailed concerns about significant bat roosts in the barn and requested pre-decision information on bat mitigation plus multiple protective conditions; other consultees had no objections.
Key concern: direct permanent destruction of significant bat roosts including largest soprano pipistrelle maternity roost on Isle of Man without adequate mitigation details
DEFA Biodiversity
Conditional No Objection"this barn is clearly of very high importance for Manx bats, with the reports noting maternity roosts of soprano pipistrelle, brown long-eared bat and Natterer’s bat... largest soprano pipistrelle roost recorded on the Isle of Man"; "the amendments give me much greater confidence in the project"; "in the interest of moving along to a decision, we could assume that it will be affected, taking the precautionary view"
Conditions requested: Provision of a method statement on bat protection measures during works and on mitigation provisions, including scheduling/timing restrictions on development, to protect the bats, roof membrane requirements, bat box provision and bat monitoring requirements; No external lighting be installed unless a sensitive low level lighting plan, following best practise, as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 - Bats and Artificial Lighting, has been submitted to Planning and approved in writing; Bat Barn to be built and available for use by bats prior to works affecting the bats; Monitoring of roosts for up to 3 years unless success demonstrated; Works supervised by a licensed bat worker; No works May-August or November-February unless exclusions agreed; Bat-safe roof membrane required
Highway Services Division
No ObjectionHighway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to consider installing enclosed and secure storage for cycle parking and an electric vehicle charging point
DOI Highways
No ObjectionHighways HDC has reviewed the updated information... and have no further comments to make
Manx Utilities
No Commentthe applicant is strongly advised to contact Manx Utilities in advance of purchasing and installing these panels as it will be necessary to undertake network studies
Manx National Heritage
No Commentthe applicant they must get statutory written advice from the DEFA Ecosystem Policy Team prior to any works commencing on the barn, in line with sections 9 and 10 of the Wildlife Act 1990
DEFA Biodiversity
Conditional No Objectionmitigation measures are required
Conditions requested: delay determination until separate bat mitigation plan submitted and Ecosystem Policy Team re-consulted; statutory written advice from DEFA Ecosystem Policy Team prior to works
