**Document:** APL Statement
**Application:** 24/00770/B — Conversion of agricultural building to residential (non-habitable) accommodation ancillary to the occupation of Moaney Woods Farm (retrospective)
**Decision:** Refused
**Decision Date:** 2024-11-29
**Parish:** Lonan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/32839-lonan-moaney-woods-farm-conversion/documents/1069358

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# APL Statement

## Planning Statement For Conversion Of Barn To Ancillary (Non Habitable) Residential Accommodation, Moaney Woods Farm, Lonan Church Road, Laxey Im4 7Jx

![map or plan from page 1](https://images.planningportal.im/2024/07/7112253.png)

- 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/2024/07/7112255.png)

## A - the dwelling house

![A photograph of a white, two-story detached house with a gravel driveway and parked cars. The building features a conservatory on the right and an extension with skylights on the left.](https://images.planningportal.im/2024/07/7112257.jpg)

![A photograph showing a white, single-story extension or converted agricultural building attached to a farmhouse, featuring a slate roof with skylights and a gravel driveway.](https://images.planningportal.im/2024/07/7112258.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 although is now part of the main living accommodation within the dwelling.

- 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 and laid out for ancillary living accommodation but is not currently occupied.
- 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 and permission is being sought contemporaneously for the use of this building as self contained residential or tourist accommodation.

![A photograph showing the exterior of a two-story cream-colored building with a slate roof, security cameras, and a green hedge along the front.](https://images.planningportal.im/2024/07/7112260.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 and the use changed to ancillary residential use. Planning approval is being sought for these changes.

![A photograph showing the exterior of a white, single-story building with a slate roof, likely a converted agricultural structure, set in a rural environment with a gravel driveway.](https://images.planningportal.im/2024/07/7112262.jpg)

- 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.
- 1.11 The building was originally approved in 1987 to accommodate goats and agricultural use.

![A photograph showing a long, white-painted block building with roller shutter doors, situated on a gravel driveway in a rural setting.](https://images.planningportal.im/2024/07/7112265.jpg)

![A photograph showing a large wooden agricultural building undergoing conversion, featuring new glazing and scaffolding in a rural setting.](https://images.planningportal.im/2024/07/7112266.jpg)

- 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 parcels, boundaries, and plot numbers such as 2361 and 2362.](https://images.planningportal.im/2024/07/7112269.png)

- 2.3 The house was extended to link into the building to the south under IDO 49338 in 1979 and at that point the barn across the lane was referred to as “existing barn”. This is important as it explains the origins of what exists today and that it was not originally a residential unit. Permission was granted under 94/00443/B for use of the former barn by then attached to the house 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 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 barn was then subject to an application for the change of use of what was referred to 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). This building is the subject of a current application for use as a self contained living or tourist unit (24/00537/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 extract showing rural field boundaries, roads, and a highlighted area labeled 'Cem'.](https://images.planningportal.im/2024/07/7112272.png)

- 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 showing field boundaries and a prominent red dotted line running diagonally across the map.](https://images.planningportal.im/2024/07/7112274.png)

- 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 are alterations and change of use of the barn from agricultural use to ancillary (non habitable) residential accommodation. The use of the space will not include sleeping, dining, living or cooking activities.
- 4.2 The building was approved for agricultural use which related to the way in which the former owners managed the land. The current owners neither have nor have any wish to have livestock and are managing the land through taking a grass cut off it but otherwise is being left to nature. Any equipment that is needed to manage the land, including the garden areas, is kept within the smaller units to the west. There was no condition imposed upon the building when approved to require its removal if it were no longer approved or needed for its approved use although there was a condition which limited its use to agriculture.
- 4.3 Since purchasing the site, as the new owners had no use for the barn, they altered it by introducing areas of glazing to maximise light and have been using is as a gym, solely by use by members of the household. A contemporaneous application has been submitted to convert the former stone barn opposite the house to a self contained unit of residential or tourist accommodation. Regardless of the outcome of that application, the timber barn could also be used by occupants of that building (its current lawful use is ancillary accommodation for the main house).
- 4.4 The timber barn is an attractive building which sits close to the house and is visibly part of the existing building group. It is the applicant’s wish that the building should be used for something, to justify its ongoing maintenance and the space available lends itself to a home gym and perhaps an area for hobbies. Given that there are two units of accommodation on the site, both of which are of a size which could accommodate a number of occupants, this space could be highly beneficial to both.
- 4.5 The introduction of the glazing and its use as proposed does not preclude its conversion back to agricultural use should the need arise. If such accommodation were required, and a further application submitted for an additional agricultural building, it would be completely expected that the applicant would first have to demonstrate why the timber barn could not be converted back as its redundancy would be no longer apparent. If the glazed areas were unsuitable for its agricultural use then they could easily be sheeted over or removed and replaced with a solid material. Any flooring within the building could be removed.

- Conclusion
- 4.6 Whilst there are no Strategic Plan policies which would specifically support the conversion of the existing barn to ancillary non habitable living accommodation, we believe that the proposal will make use of an existing and well built structure which is within the existing building group and for which the original purpose is not presently required. There will be no additional footfall or traffic from the proposal and no impact on the visual impact of the site the character of the landscape, nor the enjoyment of the adjacent footpath. The proposal would therefore not be contrary to Environment Policy 1 or the Landscape Character Assessment both of which protect the character of the countryside for all who use and appreciate it.
- 4.7 We also believe that the non active use of the land associated with the holding is beneficial to wildlife and the biodiversity of the area.

## Sarah Corlett 03.07.24

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/32839-lonan-moaney-woods-farm-conversion/documents/1069358*