16 May 2022 · Planning Committee
Oatlands Farm, Oatlands Road, Santon, Isle Of Man, IM4 1ed
The proposal involves converting redundant stable, store and kennel buildings around a courtyard into 12 tourist accommodation units by removing lean-tos, adding new anthracite grey UPVC windows/doors, repointing Manx stone walls and replacing roofs with natural slate.
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The proposal reuses redundant farm buildings of architectural/historic interest for tourism without extensions or adverse landscape impact, aligning with GP3(b), SP8, BP12, EP16 exceptions despite par…
General Policy 3
Prohibits development outside zoned areas except conversions of redundant rural buildings of interest (b, cross-ref HP11), previously developed land reducing landscape impact (c), countryside interpretation works (h). Officer assessed buildings qualify under (b)/(c) as redundant stone barns; relocation within farm cluster complies; equestrian as countryside use.
Strategic Policy 8
Tourist proposals permitted using existing built fabric of interest without adverse environmental/highway impacts. Officer found reuse of farm barns aligns, supports diversification para 7.13.2.
Business Policy 12
Conversions permitted if meet HP11 tests. Officer applied HP11 tests: buildings redundant/intact/of interest/large enough; changes modest (new fenestration) not harming character.
Housing Policy 11
Rural building conversions to dwellings if redundant/intact/of interest/suitable size/services, re-establishing original appearance. Officer found partial compliance (redundancy visual, intact, interest as Manx barns, no extensions needed) but new fenestrations alter appearance slightly; benefits outweigh as prevents disrepair.
Environment Policy 16
Rural building reuse for tourism if redundant/intact/no extension/adverse traffic/no town dispersal/benefits outweigh retention. Officer confirmed low traffic (DOI ok), suits rural tourism/equestrian, economic benefits > dereliction risk.
Environment Policy 19
Equestrian buildings permitted if no high-grade land loss, highway ok. Officer: class 3/4 soils, screened >220m from roads, DOI no objection.
Environment Policy 21
Equestrian buildings: siting/design/size/finish acceptable if screened/removable. Officer: stables screened by trees/shrubs, 3.6m high reversible; condition no cavity walls.
Environment Policy 4
Protects biodiversity/protected species. Bat surveys confirmed roosts (3 species), mitigation (boxes, scheme) conditioned; swallows mitigated by platforms.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking and visibility splays
The tourist accommodation units, wellness spa, café, residential apartment, and equestrian arena with associated stable block hereby approved shall not be occupied or operated until the Visibility Splay arrangements, internal pedestrian and vehicle areas, and additional car parking and manoeuvring areas, have been provided in accordance with the approved plans (20/03026/03A and 20/3026/04) received 19 January 2021. Such areas shall remain free from obstruction thereafter and remain available to the users of the approved development.
Bat boxes scheme
The tourist accommodation units, wellness spa, café, and residential apartment which forms part of the development hereby approved shall not commence until a scheme for the provision of bat boxes to be installed in specific locations, including timing of delivery of boxes as detailed in Appendix 1 of Manx Bat Group which states they should be in place prior to any works to the roof on the converted buildings has been submitted to the Department for approval. The bat boxes are to comprise five boxes suitable for crevice dwelling species, and three suitable for cavity dwelling species... The works to install the bat boxes shall take place strictly in accordance with the approved details. The bat boxes shall be permanently retained in accordance with the approved details.
Swallow nesting platforms
Prior to the commencement of the development hereby approved, details of the two swallow nesting platforms to be erected in the re-located barn to mitigate against the loss of their nest sites shall be submitted to and approved in writing by the Department. The details shall also show how permanent access into the barn will be enabled for them. The swallow nesting platforms shall be permanently retained in accordance with the approved details.
Bat and swallow mitigation scheme
The development hereby approved shall be carried out in strict accordance with the submitted mitigation scheme detailed in Appendix 1 (Pages 7-12) of the Manx Bat Group's amended Oatlands Farm Bat Survey Report dated 7 December 2021, to provide appropriate mitigation for bats swallows within the site and immediate locality.
Holiday use only
The holiday/tourist accommodation hereby approved shall be used solely as temporary holiday letting accommodation... shall not be occupied as a person's sole or main residence and the owner... shall maintain an up-to-date register...
Refuse storage
The tourist accommodation units, wellness spa, café, residential apartment, and equestrian arena with associated stable block hereby approved shall not be commenced until details of refuse storage have been submitted to and approved in writing by the Department...
Stable walls construction
The walls of the proposed stable block shall not be made of cavity-wall construction, if blockwork is used for the wall construction.
Staff accommodation only
The apartment hereby approved shall not be occupied at any time other than for use as staff accommodation; and shall not be occupied as rental accommodation or sold off separately.
Traffic management scheme
Prior to the occupation of any part of the converted buildings and equestrian arena with associated stable block hereby approved, the traffic management scheme which includes the segregation of existing access to dwelling, equestrian/agricultural traffic and tourist traffic... shall be provided and retained as such. Signs shall be provided...
No additional equestrian structures
There shall be no permanent or temporary jumps or other equestrian related structures erected, fixed or constructed within the site without the prior written approval of the Department.
No café off-site deliveries
Notwithstanding... the café (class 1.3) use hereby permitted shall not include deliveries to clients off the premises...
Use classes restriction
Notwithstanding... the buildings hereby approved shall be used only for the purpose hereby approved... and shall not be used for any other purpose without the express grant of planning approval...
Low level lighting scheme
Prior to the installation of any external lighting on the equestrian arena with associated stable block approved as part of this application, the details of a low level lighting scheme shall be submitted to and approved in writing by the Department...
Cycle storage and EV charging
Prior to the commencement of the development hereby approved, details of secure and covered Cycle storage and EV Charging points shall be submitted to and approved in writing by the Department...
no opposition subject to conditions for parking, visibility splays, pedestrian/vehicle areas
No Flood Risk Management interest
support subject to satisfactory foul drainage and Building Regulations compliance
DEFA Ecosystem Policy Officer raised bat and bird concerns requiring pre-determination surveys and later confirmed satisfaction with bat report recommending mitigation conditions; Highways had no objection subject to conditions; Manx National Heritage requested bat survey; Isle o…
Key concern: bat roosts requiring pre-determination surveys and complex mitigation measures
DEFA Ecosystem Policy Officer
Conditional No Objectionrequest that bat surveys are undertaken on the buildings to be converted by a suitably qualified ecologist prior to determination of this application; Though the applicant has requested that this be made a condition of approval, we request that it is done prior to determination in line with best practise
Conditions requested: bat surveys undertaken by suitably qualified ecologist prior to determination; assessment for nesting birds undertaken; report detailing findings including mitigation plan submitted to Planning for approval prior to determination
DEFA Ecosystem Policy Officer
Conditional No ObjectionDetailed mitigation proposals will have to await the results of the summer emergence survey
Conditions requested: follow up bat surveys undertaken and resulting survey report submitted to planning for written approval prior to determination
DEFA Ecosystem Policy Officer
Conditional No Objectionhappy with findings and recommendations of the Manx Bat Group’s Bat amended survey bat report dated 21st October 2021; get in contact with us... at least 4 weeks before works are due to take place
Conditions requested: mitigation measures detailed in Appendix 1 of Manx Bat Group’s amended report secured by Planning condition; statutory written advice from DEFA Ecosystem Policy Team prior to starting works; Five bat boxes suitable for crevice dwelling species and three for cavity dwelling species installed prior to start of works; at least 2 swallow nesting platforms erected in re-located barn; permanent access into the barn enabled for swallows
Highway Services Division
Conditional No ObjectionRecommendation: DNOC; the proposal satisfies highway requirements for Highway Services not to oppose it subject to conditions
Conditions requested: conditions to cover the internal pedestrian and vehicle areas, including bicycle and car parking
Manx National Heritage
Conditional No Objectionask that a bat survey be carried out... to establish whether or not this species is present
Conditions requested: bat survey on buildings to be converted; if roosting bats found, further survey and report with mitigation measures submitted to Planning for written approval
Isle of Man Natural History and Antiquarian Society
Objectionsignificant alteration of the character of the buildings; less overall artificial residential appearance being given to the buildings
Isle of Man Natural History and Antiquarian Society
Objectionadversely impact on the appearance this very handsome, substantially intact complex of farm buildings
Visit Isle of Man Agency
No CommentUnfortunately, the information available... does not allow... to provide an accurate view; Officers would welcome the opportunity to meet with the applicant and to arrange a site visit
