**Document:** APL Planning Statement
**Application:** 24/00537/C — Change of use of existing ancillary accommodation and parts of the existing garden to a dwellinghouse and a self-contained tourist accommodation
**Decision:** Permitted
**Decision Date:** 2024-09-17
**Parish:** Lonan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/32552-lonan-moaney-woods-cottage-dwelling-change-of-use/documents/1064917

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# APL Planning Statement

## Planning Statement For Moaney Woods Cottage, Lonan Church Road, Laxey Im4 7Jx

![map or plan from page 1](https://images.planningportal.im/2024/05/7037453.jpg)

- 1.0 Introduction
- 1.1 The site is a farm holding extending to approximately 4.9ha (12 acres) and situated to the north of Lonan Church. The site is accessed by a lane which runs from Lonan Church Road some 300m to the north west to access the site and which then continues to Moaney Quill Road which links to the A2 at Fairy Cottage. This lane is also a Public Right of Way

(418).

- 1.2 The site accommodates a range of existing buildings.

|C|
|---|

|D|
|---|

|A|
|---|

|B|
|---|

|E|
|---|

![map or plan from page 2](https://images.planningportal.im/2024/05/7037454.jpg)

## A - the dwelling house

![A photograph showing the exterior of a large white detached house with a gravel driveway, parked cars, and a conservatory extension.](https://images.planningportal.im/2024/05/7037456.jpg)

![A photograph of a large white detached house with slate roofs and skylights. The property features modern extensions with large glass doors and is set on a grassy slope with a gravel driveway.](https://images.planningportal.im/2024/05/7037457.jpg)

- 1.3 The house is a former Manx cottage which has been extended over time on both sides (see planning history). It has a modern conservatory at the northern end and at the southern side is linked to a former agricultural building. The house faces north east across the access drive and parking area and towards building B.
- 1.4 The house retains some of its original features although is now much longer in frontage than a traditional Manx cottage would normally be and has modern windows and doors.

- 1.5 The southern section was originally an agricultural outbuilding which was linked to the main house in 1977 and subsequently this section was approved as a bed and breakfast facility in 1994.

- B - ancillary accommodation/former barn

- 1.6 This is a two storey building which sits opposite the main house. It is currently permitted for use as ancillary living accommodation but is presently unoccupied.
- 1.7 This building was originally an agricultural outbuilding which was approved to be converted to ancillary living accommodation in 1987. A condition was attached to require that the accommodation was ancillary to the main house and which is what the application proposed.
- 1.8 The building was subsequently approved to be converted to an office in 2001 which again, was ancillary to the use of the main house. It is shown on the Government mapping as “Moaney Woods Cottage”. It was then permitted to go back to being ancillary living accommodation in 2000.

![A photograph showing the side elevation of a detached house with cream rendering, security cameras, and a hedge along a gravel driveway.](https://images.planningportal.im/2024/05/7037459.jpg)

- C - large timber clad building
- 1.9 This building was approved relatively recently, in 2007 for agricultural use and one of the conditions restricted the use of the building to agriculture. It has subsequently been altered

![A photograph showing the exterior of a white, single-story detached building with a slate roof, situated on a grassy plot with a white boundary wall.](https://images.planningportal.im/2024/05/7037461.jpg)

![A photograph showing a wooden outbuilding or barn conversion with large windows and a new concrete patio area.](https://images.planningportal.im/2024/05/7037462.jpg)

and the use changed to ancillary residential use. Planning approval will be sought for these changes.

## D - garaging/workshops

- 1.10 This building is a long, slim, single storey structure with a series of garage doors and is used for garaging and workshop/storage. It sits beside the large timber clad building.

![A photograph showing a long, white-painted block building with roller shutter doors, likely garages or storage, situated alongside a gravel driveway with a house visible in the background.](https://images.planningportal.im/2024/05/7037465.jpg)

### 1.11 The building was originally approved in 1987 to accommodate goats and agriculturaluse.

- E - polytunnel

### 1.12 This sits to the south of the house within a separate treed area.

- 2.0 Planning history
- 2.1 The planning history of a site is very important in determining if, why and when any existing structures were approved.
- 2.2 In this case, planning approval was granted for the replacement of the existing farmhouse in the 1970s under IDOs 443878 and 44812 although it doesn’t appear that these approvals were implemented as the existing house on site appears in the centre to be the original building which was in situ in the 1860s when the farm was known as Rah:

![A black and white map extract showing land boundaries, plot numbers (2361, 2362), and vegetation symbols along a road.](https://images.planningportal.im/2024/05/7037468.png)

- 2.3 The house was extended to link into the building to the south under IDO 49338 in 1979 and further to that, permission was granted under 94/00443/B for its use as a bed and breakfast. The conservatory was added under 95/01113/B. A further extension was approved at the rear on top of the existing single storey annex under 10/01749/B
- 2.4 The barn across the lane, now known as The Cottage was in the 1979 application referred to as “existing barn”. It was then subject to application for an extension to provide a new granny flat and garage which was approved but not implemented (84/01105/B). Permission was then sought and granted for the conversion and extension of the property to living accommodation (87/04530/B) which was implemented. The Cottage was then subject to an application for the change of use of what was referred to in the application as The Cottage, to office accommodation as ancillary to the main house 01/01224/B (this is what was proposed by the applicant of the time). It was subsequently the subject of an application for change of use back to an dwelling which again is ancillary to the main house (20/00754/C).
- 2.5 The current garage/workshops were approved in 1987 as accommodation for goats and additional agricultural purposes (87/04546/B).
- 2.6 The large barn was approved under 07/01677/B for agricultural purposes and conditioned as such.
- 2.7 Finally, solar panels were approved under 11/01626.

- 3.0 Planning status
- 3.1 The starting point for the determination of any planning application is the land use designation in the relevant Area Plan. In this case this is the Area Plan for the East which was adopted by Tynwald in 2020.
- 3.2 Here, the site lies within an area designated as not for a particular purpose. The church to the south is identified as a building or land for civic, cultural or other use (cemetery). The purple line marks the edge of the settlement of Laxey.
- 3.3 The Area Plan incorporates and summarises the findings of the Landscape Character Assessment exercise which considers the Island in terms of a range of landscape character types. The site falls within an area of Incised Inland Slopes where the following advice is provided in the Area Plan. The full assessment is provided at Appendix One:

Landscape Strategy Conserve and enhance:

- a) the character, quality and distinctiveness of this area, with its relatively sparse settlement other than the characteristic settlement of Laxey;
- b) its distinct small-scale field pattern;

![A site location map showing land boundaries, roads, and a highlighted area labeled 'Cem' indicating a cemetery.](https://images.planningportal.im/2024/05/7037471.jpg)

- c) its valley bottom woodland along National Glens;
- d) the setting of the various historic and archaeological features within the area.

Key Views Dramatic views to an Upland backdrop to the North and West. Channelled views East and West along the corridor of Laxey Glen. Views to the instantly recognisable Lady Isabella water wheel as a landmark within the area. Panoramic views eastwards across the sea from areas of higher land within the character area.

- 3.4 The Area Plan also has Constraints Maps which highlight any particular issues or constraints to development. Here, the only constraint marked on the plans is the overhead electricity supply which cuts across the land to the north of the lane/public footpath:

Strategic Plan

- 3.5 Once the land use designation is established, it is appropriate to consider any proposals in the Area Plan. These are usually a reiteration of Strategic Plan policies. The Strategic Plan is an all Island, non geographic set of policies.

![A black and white site plan or location map showing property boundaries and roads with a red dashed line overlay.](https://images.planningportal.im/2024/05/7037473.jpg)

- 3.6 The Strategic Plan makes it clear that unsustainable development will generally not be supported and that new development should generally be directed towards existing towns and villages. The Plan provides two specific policies which relate to development in the countryside:

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

General Policy 3 Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

- (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
- (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
- (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
- (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
- (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
- (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
- (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and

## (h) buildings or works required for interpretation of the countryside, its wildlifeor heritage.

- 3.10 Development in the countryside then, is presumed against unless it can be justified.
- 3.11 There are no Registered Buildings nor Registered Trees on the site nor is the site within a Conservation Area, adopted or proposed. There is no risk of flooding identified on the national flood risk mapping although an area of surface water flood risk runs along the bottom edge of the field at its south end, running east to west.
- 3.12 There are policies which allow for the conversion of existing buildings to new uses. Housing Policy 11 and Environment Policy 16 both require such buildings to have historic or architectural interest (generally this means that they are old and ideally retain their original characteristics) and require that the conversion may be achieved without significantly altering or extending the building although the Department has approved schemes which significantly extended such buildings.

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;
- e) 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.

Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document.

Housing Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where:

- (a) redundancy for the original use can be established;
- (b) the building is substantially intact and structurally capable of renovation;
- (c) the building is of architectural, historic, or social interest;
- (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building;
- (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and
- (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.

Such conversion must:

- (a) where practicable and desirable, re-establish the original appearance of the building; and
- (b) use the same materials as those in the existing building. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.

Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character.

- 3.13 Whilst General Policy 2 applies to development which is consistent with the land use designation, it contains general standards with which all development should comply. This includes the need for development to sit comfortably in its context, for it not to have an adverse impact on the living conditions of those in adjacent dwellings, for those who use the site to have a safe and acceptable means of access and for the development not to affect ecology, trees or other natural features. It also requires that the development is not on land subject to flooding or erosion (not relevant here) and does not prejudice the use of adjacent land.
- 3.14 Additional considerations may be given to other adopted Government strategies and two particularly useful ones are the Economic and the Tourism Strategies.

- 4.0 The proposal
- 4.1 Proposed is the change of use of the barn, which has permission for use as ancillary living accommodation, to a self contained unit for occupancy by residents or tourists (Class

- 3.3 and 3.6).
- 4.2 This former barn across the lane from the house started life as an agricultural building. Its conversion into ancillary living accommodation in 1987 appears to have been on the basis of a desire or acceptance by the Department to see the building retained and repurposed (current Housing Policy 11, formerly Planning Circular 3/89 which are very similar in content and direction). Interestingly, these policies, if applied now to a proposal for the conversion of the former barn would not be likely to automatically require the restriction of the occupancy to ancillary accommodation and a completely separate dwelling, or unit of tourist accommodation or office may well be considered acceptable (Environment Policy 16) provided that it could be demonstrated that there was sufficient access, services and parking available. This is quite different to a completely new building which was justified on the basis of the need for ancillary accommodation which is not what happened in this case.

- 4.3 The most recent application for this building, 20/00754/C makes it clear that the decision was taken to approve the application as the dwelling is within a single residential plot within an area not designated for development and has only been considered acceptable for the reasons identified within the application. The application does not propose to create separate units of accommodation within the site and has not been considered as such. The “reasons identified within the application” included the benefits of using the building as the former office use was no longer required or active. The officer also notes that the property is on a separate system for “a lot of the services” and as such it would be difficult to separate the property from the existing dwelling on the site. She also attached the ancillary occupancy condition on the basis that this was attached to the original approval.
- 4.4 The current situation is that the former owners who, between them applied for the various conversions, are no longer resident at the site and the new owners have no need for ancillary living or office accommodation of the size that is available in this building. The accommodation is somewhere in the region of 144 sq m which, according to the Housing (Standards) Regulations could accommodate at least 6 permanent residents or tourists. The unit of accommodation is self contained and does not rely upon the main house for any of

- its amenities and there is no shared garden space or parking. The unit is completely self contained in these respects.
- 4.5 It would appear that the historic permissions were based upon the personal living conditions and needs of the owners at those times but the current situation is that the owners have no need for a self contained residential unit for their family needs nor ancillary office accommodation.
- 4.6 The building is therefore redundant for its approved purposes of ancillary living (or office) accommodation.
- 4.7 Rather than having the building sitting vacant, the applicants wish to use the building as a self contained rental for either permanent residential use or tourist accommodation. This would enable an income to be derived from the building which would secure its continued maintenance and in coming years there will need to be investment in it.
- 4.8 The building appears on the 1860s maps of the area with the cottage opposite in its original and much smaller form than it currently appears.

![map or plan from page 16](https://images.planningportal.im/2024/05/7037479.jpg)

- 4.9 The building is therefore certainly old and other than having been extended in single storey format, retains much of its original character although the stonework has been rendered over at some point in its history.
- 4.10 If permission were now being sought for the conversion of the original building to residential use, it is unlikely that a condition would be attached restricting the occupancy to such ancillary to the main house if it were not sought by the applicant. None of the policies which have been applicable to such works over the years would suggest that this is automatically required. Of course, there may be other reasons why any new accommodation should be restricted in this way but given the separate amenity and parking space available to the unit, and its size, it is difficult to see why the accommodation should be restricted in this case. It would appear from the planning history that the ancillary accommodation restriction came from the then applicants’ desire for the accommodation to be ancillary to the main house, rather than due to any reason why it should be restricted as such.
- 4.11 The applicants have no intention or desire to sell the unit off but would wish to be able to have it occupied by persons not associated with the main house - whether this be as tourist accommodation or permanent residential accommodation on longer term lets rather than sit empty and unused. The condition of the building is such that it will in the short term, require investment (urgent works to the roof are currently being undertaken) and if the applicants cannot find a use for it, they are reluctant to invest further in it.
- 4.12 The Planning Policies support the conversion of redundant interesting buildings of character and these can also support Government’s Tourism Strategy. This site is located alongside a public right of way and is close to other rural routes as well as being close to Laxey and its range visitor attractions and its links via the electric tram to other parts of the Island. It would be an attractive location for tourists as well as being suitable for residential accommodation with either sufficient space for the occupants to work from home or for them to be in relatively close proximity to a Service Village with its range of employment opportunities and amenities.
- 4.13 The site is some distance from the nearest dwelling and is served by a lane which has passing places and a stable surface. As such, the conversion to separate accommodation either for tourists or residents, would have no adverse impact on either highway safety or the living conditions of those in nearby properties. The amount of traffic or activity would be no different than if it were occupied by persons associated with the main house.

- 4.14 We would submit that the proposal will find use for an old building which was originally part of the farm complex, a building which does not currently have a useful purpose and whose continued existence and maintenance would benefit the character of the site. The proposed uses would not result in any increase in the number of persons on the site and the only difference between its lawful use and what is proposed is that there would be no interaction between the building and the main house. Indeed, there is no need for such interaction given that the building is not unsubstantial and has its own parking and amenity space.
- 4.15 We would suggest that there is no significant impact from the proposal and no harm to the character or appearance of the countryside nor the enjoyment of it by the public, thus not contravening Environment Policy 1 and respecting the Landscape Character Assessment.

## Sarah Corlett 01.05.24

APPENDIX ONE

LANDSCAPE CHARACTER APPRAISAL

D2 LAXEY Key Characteristics

- • Strongly sloping topography.
- • Encompasses the wooded lower course of Laxey Glen.
- • Small, traditional Manx settlement village of Laxey with its woodland backdrop.
- • Small-scale, relatively regular field pattern is apparent to the north of Laxey.
- • Distinctive red and white appearance of ‘Lady Isabella Water Wheel’ (Laxey Wheel) provides an instantly recognisable landmark, on approaches to the area. • Quaint character of the tramlines and the instantly recognisable hoot of the tram horn (Manx Electric Railway), contribute to a unique character and sense of place.
- • Settlement pattern consists of series of isolated farmsteads scattered throughout the area.
- • Strong sense of enclosure within Laxey, provided by the steep wooded sides of the glen and valley.
- • Dramatic views to an Upland backdrop to the north and west.
- • Visual dominance of the sea, which contrasts with the coastal landform.

Overall Character Description Situated at the eastern edge of the Island, this character area encompasses a strongly undulating and sloping topography, underlain by geology from the Snaefell formation. The steeply sided Laxey Glen flows into the area from the north-west. To the east, where it meets the sea at Laxey Bay, with its small old harbour. The relatively small, traditional Manx settlement of Laxey has developed along the floor of this steep sided valley/ glen. The northern and southern slopes of the glen surrounding Laxey exhibit a strongly wooded character, interspersed with patches of rough grassland. Further to the north of Laxey, a small-scale, relatively regular field pattern is apparent, exhibiting predominantly pasture fields, delineated by an interconnected network of hedgerows. The character area is crossed by the A2 main road, which runs to the north and south following the course of the coastline, and leads visitors and travellers through the heart of Laxey village. Connected to this, a minor road to the west of Laxey provides access to the intricate courses of Glen Mooar and Glen Agneash to the north, and provides access to the landmark Great Laxey Wheel. The distinctive red and white appearance of the ‘Lady Isabella Water Wheel’ (Laxey Wheel) provides an instantly recognisable landmark, on approaches to the area. The wheel

(reputed to be the largest in the world) was designed by a local engineer and constructed in 1854 to pump water from nearby flooding mines. (During the 19th Century, the mines were the leading producer of zinc ore in the British Isles). The path of the Manx Electric Railway forms a strongly recognisable key characteristic of the area (with two lines converging within Laxey). The quaint character of the tramlines and associated traditional stations and halls and the instantly recognisable hoot of the tram horn, contribute to a somewhat unique character and sense of place. Buildings in Laxey are typically of traditional Manx stone and are often white-washed. Outside Laxey and the smaller settlements of Ballaragh, Ballaconnell and Ballacollister, the settlement pattern consists of series of isolated farmsteads scattered throughout the area. There is a strong sense of enclosure within Laxey, provided by the steep wooded sides of the glen. Outside Laxey, further distant sense of enclosure is provided by dramatic views to an Upland backdrop to the north and west.

## Key Views

- • Dramatic views to an Upland backdrop to the north and west
- • Channelled views east and west along the corridor of Laxey Glen
- • Views to the instantly recognisable Lady Isabella water wheel as a landmark within views to the area
- • Panoramic views eastwards across the sea from areas of higher land within the character area.

Historic Features

- • Laxey Wheel
- • The Spiral stone
- • St. Matthew’s Chapel (Keeill Vian)
- • Long Cairns (King Orry’s Grave)

Ecological Features

- • Comprehensive network of Manx hedgerows delineating field boundaries to the north of Laxey.
- • Mature woodland covering the northern and southern slopes of the glen.
- • Riparian and aquatic habitats.

Evaluation of Inherent Landscape Sensitivities

- • Distinct, relatively small-scale, irregular field pattern.
- • Fragmented woodland in valley bottoms.

- • Ecological value of the aquatic ecosystem with riparian habitats.
- • Built up area of Laxey in lower valley with vernacular architectural style.
- • Scattered settlement pattern of traditional isolated farms and hamlets.
- • Sites of archaeological importance.
- • Sense of tranquillity away from Laxey.
- • Victorian Isle of Man Steam Railway stations and halts.

Landscape Strategy The overall strategy is to conserve and enhance the character, quality and distinctiveness of this area, with its relatively sparse settlement other than the characteristic settlement of Laxey, its distinct small scale field pattern, its valley bottom woodland along National Glens and the setting of the various historic and archaeological features within the area.

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/32552-lonan-moaney-woods-cottage-dwelling-change-of-use/documents/1064917*