**Document:** Planning Statement
**Application:** 25/90041/C — Additional use of integral accommodation wing for tourist use
**Decision:** Permitted
**Decision Date:** 2025-02-18
**Parish:** Andreas
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/33699-st-judes-the-old-parsonage/documents/1080677

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# Planning Statement

Planning Statement Application for Additional Use of Ancillary Living Accommodation for Tourist Accommodation at The Old Parsonage, St Judes, Isle of Man, IM7 2EW Introduction Proposal Overview

This Planning Statement supports a planning application seeking approval to use existing ancillary accommodation at The Old Parsonage, St Judes, Isle of Man, as tourist accommodation.

The Old Parsonage, an attractive, historic and beautifully maintained property, is ideally located to attract visitors interested in the Isle of Man’s unique rural and cultural offerings. The proposed additional use of the ancillary accommodation aims to support the island’s goals for sustainable tourism by reusing existing built fabric in a way that respects the environment and enhances the local economy.

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|View of The Old Parsonage from the A13.|
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![A photograph showing a stone building with a slate roof and white sash windows, partially obscured by large bare trees and dense vegetation. The setting appears to be rural, consistent with the Andreas parish location.](https://images.planningportal.im/2025/01/7064954.jpg)

## Purpose of this Planning Statement

![Aerial satellite view of a rural property showing a large building complex situated near a road junction and surrounded by agricultural fields.](https://images.planningportal.im/2025/01/7064955.jpg)

The purpose of this Planning Statement is to demonstrate the alignment of the proposed use with the Isle of Man’s planning policies, especially those supporting sustainable tourism, economic development and environmental preservation.

This report addresses how the proposal meets relevant planning policies, highlights its alignment with tourism policies and initiatives and evaluates infrastructure and transport considerations. The report demonstrates that the proposal responds effectively to the island’s strategic development goals for sustainable tourism and economic growth.

Site Location and Description Context and Setting

The Old Parsonage is located in the hamlet of St Judes, set within the island’s scenic countryside. It lies to the north of the A13 and is accessed via a single vehicular entrance. Adjacent Field 124563, owned by the applicant, lies to the immediate east of the property.

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|Aerial Image showing The Old Parsonage within its surroundings|
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Although not Registered or within a designated Conservation Area, the property features a historic Georgian four-bay stone façade beneath a slate hipped roof. It includes a stable block and store to the north, all surrounded by attractive, mature grounds. The ancillary structure proposed for tourist use is physically connected to the main property and complements its design, constructed with local Manx stone and natural slate.

## Proposal Details

![photograph from page 4](https://images.planningportal.im/2025/01/7064956.png)

![photograph from page 4](https://images.planningportal.im/2025/01/7064957.png)

![photograph from page 4](https://images.planningportal.im/2025/01/7064958.jpg)

The proposal seeks to create a single tourist unit, accommodating 2-4 guests, by utilising the existing structure and layout. This additional use offers flexibility for the owner, allowing the space to be used for either tourists or family members as needed. The proposal ensures minimal environmental impact and supports the preservation of the main property’s historical character.

|Photos of the interior of the proposed tourist accommodation|
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## Relevant Planning History

- • 87/00686/B - Two-storey extension to form additional living accommodation, The Parsonage, St. Jude's, Andreas – Permitted
- • 14/01376/B - Erection of a stables and implement store – Permitted

## Land Use and Constraints

The site is located outside of areas designated for development but forms part of the small settlement of St Judes. The site is within the 30MPH speed restricted highway network of St Judes.

There are Registered trees located at the front boundary of the property (none of which are proposed to be felled or have any pruning or lopping works undertaken as a result of this proposal).

Within the Isle of Man Landscape Character Assessment, the site is found within Character Type and Area F4. Whilst there are no physical changes proposed as part of this application, for completeness, the relevant Landscape Strategy for this area is set out below:

‘The overall strategy should be to conserve and enhance the character, quality and distinctiveness of this rural area with its scattered settlement pattern, relatively strong field pattern and enclosed network of minor rural roads.’

## Pre-application Advice

Prior to the formation of this proposal, pre-application site meetings were held with officers representing DOI Highways and DfE Visit Agency. There was no adverse feedback received, with DOI Highways noting that the proposal would not result in any intensification over the current situation.

## Relevant Planning Policies and Legislation

![This image displays a detailed map of a rural area showing scattered buildings, roads, and field boundaries. A red line highlights a specific site boundary or area of interest within the location.](https://images.planningportal.im/2025/01/7064959.jpg)

The site is located within an area identified as being within an area of Woodland by the 1982 Development Plan Order.

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|1982 Development Order North Map|
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Within the Draft Area Plan for the North and West, the site is not within an area designated for development. The paragraphs set out at 12.3, relating to Tourism, are however considered to be relevant in that they clearly and succinctly articulate the offering that the North of the Island provides to tourists:

‘Tourism in the North and West – accommodation, assets and activities

- 12.3.1 - The North and West of the Island contains a wide range of tourist attractions and a range of accommodation. With its rugged coastlines, sweeping sandy beaches, steep Uplands and smooth glacial plains, as well as over 200 Hectares of National Glens, the North and West is particularly varied and especially valued.
- 12.3.2 - Excellent walking and off-road tracks support the rural tourism sector and give access to historic sites and activity centres; both the Raad ny Foillan coastal footpath and the Millennium Way traverse the Plan Area. In terms of specific assets, they are numerous and mentioning them all is beyond the scope of this Plan. Alongside the

parks, golf courses and public spaces there is Peel Castle, the House of Manannan, a section of the Manx Electric Railway, Curraghs Wildlife Park, Milntown House and Gardens, the Jurby Transport Museum, St German’s Cathedral, the Grove Museum, Mooragh Park and Tynwald Hill. Queen’s Pier in Ramsey can also be added to the list, the restoration of which is on-going but is already beginning to welcome the public once again. Like so many other seaside piers built in the late 19th Century Ramsey Pier was not only a landing stage but a focal point for promenading holiday-makers and residents alike. The planned, sympathetic restoration of Ramsey Pier will be a key tourist asset for Ramsey.’

## Strategic Plan

Within the Isle of Man Strategic Plan 2016, the following policies and aims are considered relevant to the assessment of this application:

Strategic Aim: ‘To plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community’s needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting, and improving the quality of the environment, having particular regard to our uniquely Manx natural, wildlife, cultural and built heritage.’

Strategic Policy 1: ‘Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services.’

Strategic Policy 8: ‘Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and man made attractions.’

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…’

Transport Policy 4: ‘The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.’

## Town and Country Planning (Change of Use) (Development) (No.2) Order 2019

This legislation permits certain changes of use without requiring a formal planning application. Specifically, regarding the use of a dwellinghouse as a guesthouse, the following provisions apply:

## • Class 3 (Guesthouses and taking in guests): It allows the change of use from:

- o Hotels and guesthouses (Use Class 3.1),
- o Dwellinghouses (Use Class 3.3),
- o Houses in multiple occupation (Use Class 3.5),
- o To a use as a dwellinghouse or a combined use as a guesthouse (Use Class 3.1) and dwellinghouse (Use Class 3.3).

## Conditions and Limitations:

- 1. A change from Use Class 3.1 (guesthouse) to Use Class 3.3 (dwellinghouse) is not permitted if the building is not in an area designated as residential or predominantly residential in a development plan.
- 2. The combined use of a property as both a dwellinghouse and guesthouse is limited to no more than three bedrooms being available for guest use.

This framework is designed to allow flexibility in how properties are used while maintaining control over the intensity and appropriateness of such changes within residential areas.

Principle of Development Policy Support for Sustainable Tourism

The Isle of Man’s Strategic Plan promotes sustainable tourism as a key driver of economic growth. Strategic Policy 8 encourages tourism development through the adaptive reuse of existing buildings, especially when these structures align with the island’s character and heritage. The Strategic Plan also stresses the importance of highquality, low-impact tourism infrastructure, further aligning with this proposal. By

utilising an existing building, the proposal preserves the property’s character while creating sustainable accommodation for visitors.

The Visitor Economy Strategy for 2022-2032 identifies an ongoing need for quality tourist accommodation on the Isle of Man. This strategy emphasises the importance of creating a distinct, high-quality visitor experience that appeals to both domestic and international tourists. The Old Parsonage’s rural charm and impressive setting make it particularly attractive for eco-tourism and cultural tourism, which are growth areas under the island’s tourism objectives. By adapting existing structures for tourist use, the project supports the Strategy’s goals of preserving cultural heritage and enhancing the quality of visitor experiences.

The Isle of Man’s Economic Strategy 2022-2032 further underscores the value of sustainable tourism as a means of economic diversification. This proposal aligns with the Economic Strategy by introducing a new revenue stream through tourism while preserving the island’s natural and cultural assets. The Economic Strategy highlights the need for a diversified, resilient economy and the project’s support for tourism directly contributes to these goals, supporting economic resilience without creating undue pressure on the environment.

Housing Policy 16 allows for the conversion of rural buildings for use as tourist use subject to criteria. It is considered that the proposal to enable additional use of the existing, subordinate residential accommodation meets this policy:

- 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;

The proposal is for additional use and the building is intact and not in need of any structural or renovation works to enable the proposed additional use to be undertaken.

- 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;

The reuse of the building will assist in generating income that will help sustain and maintain the existing historic principal dwelling. The ancillary accommodation proposed to be used additionally as tourist accommodation is considered to be visually attractive having been designed to complement the main house and built using Manx stone and natural slate.

- c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character; No external or internal changes are proposed or required to enable this additional use.
- d) there would not be unacceptable implications in terms of traffic generation;

The proposed additional use would not result intensify the use of the existing access. Indeed, during use as tourist accommodation, it is likely that fewer vehicles will use the access as the accommodation would serve 2 adults and 2 children who would likely share a single vehicle or use public transport.

- 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

The proposal is at a small scale and will support town and village services through attracting tourists to the Island.

- 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. The proposal is small scale and does not cause any such harms. Ancillary Accommodation Use and Development Suitability

The ancillary accommodation at The Old Parsonage is well-suited for tourist use based on its layout, structural integrity and location. The building already includes the amenities necessary for visitor accommodation, reducing the need for any modifications or additions. This approach aligns with Strategic Policy 1, which prioritises the efficient use of land and resources by encouraging the reuse of existing structures over new construction.

The ancillary building’s size, layout and facilities make it particularly appropriate for small-scale tourist accommodation. The proposal avoids the need for new construction, minimising environmental or visual impacts and aligning with the Strategic Plan’s environmental policies. This approach underscores the value of adaptive reuse, ensuring that development aligns with the island’s commitment to sustainable land use while supporting the local tourism sector.

## Contribution to Sustainable Development Principles

The Isle of Man’s Strategic Plan places a strong emphasis on sustainable development, balancing economic growth with environmental preservation. This proposal supports these principles by reusing an existing, high-quality structure, thereby reducing the environmental impact often associated with new development. The project supports the island’s sustainability goals by contributing to the economy without increasing the burden on infrastructure or natural resources.

Sustainable development is further enhanced by the proposal’s alignment with Strategic Policy 2, which directs development towards existing settlements and encourages the preservation of rural landscapes. By using an existing building, the

proposal avoids expanding the site’s footprint or altering the landscape, maintaining the area’s natural beauty and cultural heritage. This approach aligns with the island’s vision of sustainable land use and environmental stewardship.

The proposal also contributes to the Isle of Man’s goals for reducing carbon emissions, as the reuse of existing structures typically results in lower emissions than new construction. Furthermore, by supporting rural tourism, the project promotes environmentally friendly travel practices, encouraging visitors to engage with the local environment sustainably.

Alignment with Strategic Policies Strategic Policies for Tourism

The Strategic Plan identifies tourism as a critical area for sustainable economic growth. Strategic Policy 8 supports the development of tourist accommodations that utilise existing built environments, particularly those that enhance the area’s character and appeal. This proposal for The Old Parsonage adheres to this policy by reusing an ancillary structure of an attractive, historic rural property, thereby contributing to the island’s tourism objectives without detracting from the rural landscape.

The Visitor Economy Strategy outlines several goals, including extending the tourism season and diversifying the visitor base. By creating a unique accommodation option in a rural setting, this proposal helps attract tourists interested in eco-tourism, heritage tourism and experiential travel. These forms of tourism align with the Visitor Economy Strategy’s goals and contribute to the development of a diversified, year-round tourism sector.

Additionally, the project aligns with the Strategic Plan’s aim to balance tourism with environmental sustainability. The use of an existing structure minimises environmental disruption and supports the conservation of rural and natural areas. Strategic Policy 4, which emphasises the need to protect the landscape and heritage while supporting tourism, is particularly relevant in this regard.

## Environmental Policies and Quality Standards

The Isle of Man Strategic Plan includes several environmental policies that guide development in a way that respects the natural environment. Strategic Policy 2 encourages development within existing settlements, while allowing for tourism projects that do not encroach on undeveloped land. By maintaining the existing footprint of The Old Parsonage and requiring no external alterations to the building, the proposal aligns with this policy’s directive to preserve the quality and character of the landscape.

Strategic Policy 3 supports the proposal by emphasising the protection of individual settlement character. By converting the ancillary building for tourist use without altering

the main building or surrounding areas, the project respects the character and identity of St Judes, supporting the policy’s goal of protecting the unique qualities of each settlement. Strategic Policy 3 also highlights the importance of using local materials and architectural styles. Although no structural changes are planned, the project will maintain the original materials and style of the building, ensuring that the site retains its attractive historical character.

In alignment with Strategic Policy 4, which mandates environmental protections, the proposal includes measures to minimise waste, manage water resources, and promote energy efficiency. This approach will support the site’s environmental sustainability, aligning with the Strategic Plan’s objective to protect the island’s natural resources. These measures ensure that the development not only enhances the local economy but also respects the environmental values outlined in the Strategic Plan.

The proposal’s alignment with Strategic Policy 5 is notable, as it supports high standards of design that contribute positively to the surrounding area. By repurposing an existing building in a way that preserves its architectural integrity, the project maintains the high design standards that the Strategic Plan promotes.

## Compliance with Environmental Management Requirements

The Isle of Man Strategic Plan mandates that developments align with local environmental management requirements to ensure that projects support sustainability objectives. This proposal aligns with these requirements by maintaining the ancillary building’s original structure and avoiding unnecessary land use that would be necessary for a new build development. These measures align with the Strategic Plan’s environmental objectives and support the Isle of Man’s commitment to sustainable development.

The project will implement environmentally responsible practices in line with the Strategic Plan’s guidelines for land use and waste management. This includes recycling where possible, minimising waste generation and ensuring responsible disposal of any waste produced. By integrating these practices into the development, the project supports the Isle of Man’s environmental sustainability objectives.

Highways and Transport Considerations Traffic and Access Assessment

Traffic and accessibility are essential considerations for developments involving tourism. The proposal’s limited scale ensures that it will not generate additional traffic beyond current levels. Given the existing infrastructure at The Old Parsonage, with good visibility onto the A13 and off-street parking for in excess of 6 vehicles, no further road or access infrastructure are required, minimising the impact on local roads and the visual amenities of the area. There is ample space for car parking to serve the main property

and the proposed accommodation with turning areas provided within the curtilage of the property.

|Good visibility in both directions from driveway onto A13|
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Strategic Policy 2 supports development within existing infrastructure networks, particularly where road capacity and access routes are already established. This proposal aligns with this policy by leveraging the existing road infrastructure and maintaining current traffic flow. The self-contained accommodation currently houses family or guests and the proposed additional use for tourist accommodation would allow for either use to be provided for at any one time. This will result in no additional traffic movements or intensification of use of the existing driveway and access that serves the property. Furthermore, the applicant has confirmed that the bank and shrub vegetation located within the existing visibility splays in each direction of the access will be maintained at a height not exceeding 1.05m and the plans confirm this. A condition requiring this maintenance would be welcomed.

![A photograph showing a roadside view with a low cream-colored boundary wall in the foreground and a road stretching into the distance under a sunset sky.](https://images.planningportal.im/2025/01/7064961.png)

The location of The Old Parsonage within an accessible area of St Judes allows for an acceptable integration with the local road network, further supporting the Strategic Plan’s goals for responsible land use and infrastructure management.

The proposed use of the ancillary accommodation also aligns with Strategic Policy 3’s focus on protecting the character of settlements. By limiting traffic impact and avoiding the need for any road expansion or alteration, the project preserves the rural character of the site and more broadly, St Judes. The proposal’s small scale and limited occupancy mean that it will not place any additional strain on the road network, supporting the Strategic Plan’s goals for maintaining safe and sustainable infrastructure. It is notable that the Permitted Development Order relating to Changes of Use would allow the principal dwelling to be used as guest house providing up to 3 letting rooms. This would create a net increase over the current vehicular movements and considerably greater impact than what is proposed by this application.

## Public Transport and Accessibility

The Old Parsonage’s proximity to public transport options provides an environmentally friendly travel alternative for guests, supporting the Strategic Plan’s aim to reduce reliance on private vehicles. The property is located near a bus route that connects St Judes to other parts of the Isle of Man, allowing visitors to access the site sustainably. This alignment with Strategic Policy 5 demonstrates the proposal’s commitment to sustainable transport practices.

By encouraging the use of public transport, the proposal reduces the environmental footprint of travel and aligns with the Isle of Man’s goals for sustainable tourism. Furthermore, the existing road and public transport infrastructure will accommodate the proposal without the need for changes, ensuring that the development integrates smoothly with the surrounding area.

Property Integration and Site Layout Use of Existing Property and Shared Access

The proposed use of The Old Parsonage’s ancillary accommodation as tourist accommodation will remain fully integrated within the existing property boundaries, ensuring a cohesive and controlled use of the site. The ancillary building is physically connected to the main residence, allowing easy monitoring and management by the primary residents. This close relationship between the main and ancillary buildings ensures that the new use remains tied to the primary property, preventing any risk of the ancillary accommodation functioning independently. A condition confirming this would be welcomed.

Access to the proposed tourist accommodation will be provided solely via the existing driveway, which serves both the main residence and the ancillary building. This shared

access reinforces the integrated nature of the site, preventing any need for additional access points or roadways, thus preserving the surrounding area’s character and supporting the Strategic Plan’s objectives for efficient use of existing infrastructure.

## Site Layout and Building Relationship

The layout of The Old Parsonage has been designed to ensure a cohesive relationship between the main residence and the ancillary building. The ancillary accommodation is physically and visually subordinate to the primary residence, ensuring it does not detract from the main dwelling’s character. This arrangement preserves the traditional appearance of the property and supports the Strategic Plan’s emphasis on protecting settlement character and maintaining rural aesthetics. Whilst attached to the main dwelling, an integral garage separates the proposed tourist accommodation from the living space of the main dwelling, further enhancing the privacy and amenity that will be provided to prospective guests. A dedicated outside sun terrace completes the overall high quality offering that this proposal would provide.

## Planning Conditions

To reinforce the integrated nature of the proposed tourism use, the applicant invites the Planning Authority to apply an appropriate planning condition if deemed necessary. Such a condition could stipulate that the ancillary accommodation remains tied to the main property and cannot be operated as an independent entity. This would ensure the tourist accommodation remains ancillary to the primary residential use, supporting the Planning Authority’s objectives for sustainable and well-managed tourism development.

Furthermore, as noted above, a condition requiring maintenance of the vegetation within the existing visibility splays at a height of no more than 1.05m would be welcomed. It should be noted however that as there is to be no intensification of the use of this access, no trees located within the splays (including Registered trees) are not proposed to be felled or pruned, in order to protect the character and appearance of the area and support the environmental aims of the Strategic Plan.

Conclusion Summary of Compliance

The proposed additional use of ancillary accommodation at The Old Parsonage aligns with the Isle of Man’s Strategic Plan, Visitor Economy Strategy and Economic Strategy. By adhering to the Strategic Plan’s requirements for sustainable development, responsible tourism and environmental stewardship, the project offers substantial benefits in line with policy priorities. Additionally, it supports the Visitor Economy Strategy’s goals for expanding tourism capacity and preserving local heritage.

## Merits of the Proposal

The proposal offers several benefits that reinforce its alignment with the Isle of Man’s strategic objectives:

- • Economic Impact: Contributes to the local economy by attracting visitors who support local businesses, aligning with the Economic Strategy’s goal of enhancing tourism as a key sector.
- • Sustainability: Reuses existing facilities, reducing environmental impact and supporting the Isle of Man’s commitment to conservation and protection of the countryside.
- • Minimal Traffic Impact: The proposal’s small scale ensures that it will not increase traffic or place strain on local infrastructure.

Notwithstanding these significant benefits, it is important to acknowledge that this proposal would not result in any adverse or harmful impacts that would warrant refusal.

## Recommendation

It is recommended that this planning application for the additional use of ancillary accommodation at The Old Parsonage as tourist accommodation be approved. The proposal aligns with the Isle of Man’s Strategic Plan, Visitor Economy Strategy and Economic Strategy, promoting sustainable tourism growth, enhancing local economic resilience, and preserving the island’s natural and cultural character. There are considered to be no adverse of harmful impacts arising from the proposal to warrant refusal.

References

- 1. Isle of Man Strategic Plan (2016) - Relevant Policies
- 2. Visitor Economy Strategy 2022-2032 - Goals for quality accommodation, season extension, and sustainable tourism growth.
- 3. Economic Strategy 2022-2032 - Goals for economic diversification, increased visitor spending, and sustainable development.
- 4. Isle of Man Government Landscape Character Assessment (2008) – Relevant Landscape Strategy
- 5. Town and Country Planning (Change of Use) (Development) (No.2) Order 2019

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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/33699-st-judes-the-old-parsonage/documents/1080677*