**Document:** Planning Statement
**Application:** 25/91001/B — Removal of existing garages, conversion of existing dwellinghouses to meeting and storage spaces with associated works, erection of an ablution block, formation of vehicular parking and extension of curtilage to form pedestrian pathway
**Decision:**
**Decision Date:**
**Parish:** Santon
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/95127-santon-lincoln-house-and-conversion-extension/documents/1143531

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# Planning Statement

PLANNING STATEMENT IN SUPPORT OF CONVERSION OF DWELLINGS - INCLUDING ALTERATIONS AND EXTENSION - TO MEETING SPACE AND ASSOCIATED FACILITIES WITH EXTENSION OF THE EXISTING CURTILAGE, CREATION OF OVERSPILL CAR PARKING AREA AND ERECTION OF TOILET BLOCK, LINCOLN HOUSE, THE OLD SCHOOL AND PART FIELD 514128, ALL OFF THE OLD CASTLETOWN ROAD, SANTON IM4 1HG

![A photograph showing a stone building complex situated next to a road in a rural setting, surrounded by trees and vegetation. The image captures the exterior of the property including a stone boundary wall and overgro...](https://images.planningportal.im/2025/11/6835900.png)

- 1.0 Introduction
- 1.1 Lincoln House and The Old School are two existing dwellings which sit on the north western side of the Old Castletown Road (A25) between Oatlands Road and Ballavale Road, with open fields to the north, west and east. Seafield, an existing dwelling outwith the site, sits on the other side of the road some 80m to the south east of The Old School; Ballachrink Mill, another residential property unassociated with the site, sits approximately 150m to the west of Lincoln House.
- 1.2 Lincoln House is a former Methodist chapel which was converted to a dwelling in the early 1990s. The building has a distinctive frontage facing the road with projecting angled bay with arch headed windows, a steeply pitched slated roof with red ridge tiles and built in stone.

![A photograph showing a stone building with a slate roof and arched windows, resembling a chapel, alongside a smaller stone outbuilding and a flagpole.](https://images.planningportal.im/2025/11/6835903.png)

- 1.3 The Old School is a simpler building, used as a residential dwelling, also built in stone with a steeply pitched, slated roof but with flat topped windows and a domestic scale and style.
- 1.4 Lincoln House has a paved front garden bounded by a stone wall which runs alongside the highway. A paved parking area sits in front of the north eastern side of the building.

![A photograph of a stone building resembling a chapel with arched windows and a red door, situated behind a low stone wall with a flagpole.](https://images.planningportal.im/2025/11/6835906.png)

- 1.5 A lane runs between the two buildings which is also a public footpath which leads from the A25 to the A5 crossing over the steam railway line en route.
- 1.6 Both properties are owned in conjunction with the site of the approved scheme for the creation of a botanic garden (see 2.3 Planning History below).

- 2.0 Planning history

Lincoln House

- 2.1 This property was the subject of applications in the late 1980s and early 1990s for conversion of the former chapel into a dwelling (88/00796/A and 91/00998/B) and the installation of a septic tank (89/00413/B). Permission was granted for the erection of a flagpole (97/00270/B).
- 2.2 The Old School was the subject of applications for re-roofing (87/00880/B) and alterations and extensions (95/00199/A).

Land to the rear and alongside Ballavale Road

- 2.3 The applicant’s ownership extends significantly in all directions from the application site as shown on the submitted plans and importantly includes land which was the subject of four applications which cumulatively proposed to create a botanic garden. These applications were:

- 13/00830/B - creation of a production house and walled garden (amended under 16/00358/B
- 13/00831/B - creation of a water cascade and amphitheatre
- 13/00832/B - creation of meadow orchard, meadow, lake, wetlands, boglands and glen 13/00834/B - creation of gardener’s compound and sensory garden: this incorporated new buildings for vehicle and machinery storage as well as a more formal building for education, changing facilities, office facilities, archive library and kitchen facilities. These new buildings have not been implemented 13/00365/B - erection of temporary greenhouse

Ballachrink Farm

- 2.4 This farm sits alongside the A25 Old Castletown Road to the south of the application site and comprises two dwellings and a range of new and older agricultural buildings. This farm is now in the ownership of the applicant and recently planning approval was granted for the alterations and extension to the old farmhouse to provide facilities for those working within the estate and also living space for visiting consultants (21/00299/B). These visiting consultants are associated with the botanic garden project.
- 2.5 The planning officer notes in his report:

- 2.6 ...The land which was formerly agricultural is now being developed as a botanic garden which requires more intensive hands-on management, both from local resident staff and from visiting experts. Whilst previously there would have been daily care and physical management of the land and its stock, the management now involves botanical planting, and maintenance of trees, waterways and meadows. The land in question used to employ one permanent farm worker, but now employs nine permanent horticultural and botanical staff, with a commensurate increase in need for welfare facilities. The botanic garden also requires the intervention and involvement of visiting specialists - botanists and landscapers from different regions - whose permanent presence on the land is not required. It is still proposed for the farmhouse to be residential for those associated with the running of the botanical garden.

- 2.6 Other properties also within the estate include Ballavale Barns and Ballavale Farmhouse, the former having been the subject of recent applications for alterations and which will be used in connection with the wider botanic gardens project (24/91397/B and 25/90709/B).

- 3.0 Planning policy context

Area Plan for the East

- 3.1 The site lies within an area designated on the Area Plan for the East as not for a particular purpose - essentially countryside as defined in Environment Policy 1 of the Strategic Plan.
- 3.2 On the Environmental Constraints Map which accompanies the Area Plan, the site is not identified as being of any particular environmental sensitivity.
- 3.3 On the Infrastructural Constraints Map the route of th high tension overhead electricity line is shown running approximately 18m to the south west of the Lincoln House curtilage.
- 3.4 There are no Community Constraints shown on the relevant map accompanying the Area Plan.
- 3.5 In 2008 the Department commissioned a Landscape Character Assessment of the Island, intending to replace the areas of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982. The site falls into an area so designated in 1982. Rather than qualitative designations, the Landscape Character Assessment divides the Island into character types. The application site falls within the D13 Incised Inland Slopes area and the full assessment (which is provided at Appendix One) is set out in the Area Plan as follows:

Landscape Character Area Santon (D13) Landscape Strategy Conserve and enhance:

- a) the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons;
- b) its scattered settlement pattern;
- c) its Victorian garden and the railway.

Key Views Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid. Incinerator chimney forms a notable landmark in the immediate area.

Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms. Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top. Views from Isle of Man Steam Railway

- 3.6 This is followed by a proposal:

Landscape Proposal 7 (Santon) In cases where new development is proposed, applications must demonstrate that it can be suitably integrated into the surrounding landscape setting through reasonable mitigation measures and considering siting, colours, materials, finishes and the general scale.

- 3.7 Environment Policy 2 confirms that the areas of an area of High Landscape or Coastal Value and Scenic Significance will be replaced by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. The Landscape Character Assessment introduces such a classification although cannot introduce policies which are the sole domain of the Strategic Plan or Planning Policy Statement (PPS): Area Plans may only introduce proposals, not policies. Whilst there is a draft PPS in the role of Landscape Character in Development which encompasses the landscape classification types in the original 2008 Assessment and the East and South Area Plans, it is not yet adopted. There are therefore no policies related to the Landscape Character Assessment so it is relevant to still make reference to Environment Policy 2 of the Strategic Plan where development is proposed in areas of an area of High Landscape or Coastal Value and Scenic Significance: this states that within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential.

Isle of Man Strategic Plan 2016

- 3.8 The Strategic Plan provides planning guidance which applies to all of the Island. Here, development is generally directed towards settlements (Strategic Policies 1, 2 and 10, Spatial Policy 5 and Transport Policy 1). The countryside is protected for its own sake (Environment Policy 1) and development which is harmful to the countryside is presumed against.

- 3.9 Development is expected to have a positive impact on the environment (Strategic Policies 3 and 4 and Environment Policy 42).
- 3.10 There are policies which provide opportunities for the conversion of existing buildings to other non residential uses (Environment Policy 16).There are also policies which allow for extensions of existing rural dwellings (Housing Policies 15 and 16).
- 3.11 Car parking is required to be provided in accordance with the standards in the Plan (Transport Policy 7) which are given at Appendix Seven of the Strategic Plan. The standard for assembly and leisure is one space per 15 sq m of gross floorspace.
- 3.12 Development is expected to have an acceptable impact on highway safety and the local road network (Transport Policy 4).
- 3.13 Development is expected to comply with the general standards set out in General Policy 2.

## 4.0 The proposal

- 4.1 Proposed is conversion of the existing dwelling at Lincoln House to a facility to accommodate meetings, presentations and gatherings of people with a common purpose relating to the botanic gardens. The existing detached garage to the rear of Lincoln House is to be demolished as is the attached garage alongside The Old School. A new building is to be introduced to the rear of The Old School to provide toilet facilities. A basement is to be incorporated underneath the new rear extension to Lincoln House for light storage purposes only.
- 4.2 The facility will be used to host meetings and there are no suitable facilities available on the current site. Lincoln House was chosen as its original use was a chapel whose purpose was to accommodate gatherings of like minded persons for a common purpose. What is proposed will reinstate the building to that purpose.
- 4.3 The intended use will need more floorspace than is available currently within the building and as such, it is proposed to extend the building rearwards by 15.7m. The existing building is 16m front to rear with a total of 19.6m including the front angled bay. The extension will continue the width of the existing main body of the building and replicate the buttresses and arch headed windows in the existing side elevations. A slightly wider doorway and new doorway opening will be introduced at the eastern side of the existing building with a new timber door, to improve accessibility to the building.
- 4.4 It is also proposed to increase the height of the building. The roof requires the insertion of a ring beam to repair the roof structure and this will also have the benefit of providing space between the window heads and the eaves, presenting these arch headed windows more elegantly and in better proportion to the overall facade. The eaves height will be increase by 600mm and the ridge by 1200mm. The overall floor area will be approximately 256 sq m gross over a single floor. Swift boxes are to be incorporated into the new eaves.
- 4.5 Underneath the new extension is to be a basement which extends beyond the proposed extension to the sides and rear. This is to provide storage facilities for the new event space. It will be completely subterranean with the ground above it paved to provide a hard landscaped area which could also accommodated car parking if required, and some additional hedging is also proposed. The basement will have a ceiling height of 2.7m with fire secure stairs and a platform lift for moving furniture and large items.

- 4.6 The roof will be refinished in solar slates and the existing chimney will be removed.
- 4.7 The existing windows and doors are shown to be replaced with heritage bronze framed windows with high thermal performance although planning approval is not currently required for these works.
- 4.8 Persons coming to the site for meetings and presentations will firstly go to Ballachrink Farm where they will be met and their onward movement to the site will be supervised and directed. In clement weather visitors will be encouraged to walk to the site through the botanic gardens via a dedicated route. If this is impractical, visitors will be shuttled to and from the site by the organisation’s vehicles. Visitors will be encouraged not to travel directly to the site.
- 4.9 However, should this be necessary, space is available and provides 3 accessible spaces to the side of The Old School within the field for emergency/overspill car parking and 18 spaces are shown for information although they will not be formally laid out or surfaced and purely used when necessary, if need arises. Within the site there will be 3 spaces provided which are suitable for those with accessibility issues. Cumulatively these accord with the Strategic Plan requirement for car parking although it is not intended that visitors park within this site. This area sits behind a roadside wall with a belt of willows behind it which prevents any view of parked vehicles which may be on site.

![map or plan from page 11](https://images.planningportal.im/2025/11/6835924.png)

- 4.10 The Old School will have the upper floor removed and the ground floor ceiling opened up. This building will be used as a kitchen facility to serve the main assembly area in Lincoln House with additional meeting space within the same open area, should a smaller breakout or additional space be required in connection with the main facilities on site.
- 4.11 The attached garage to The Old School is to be removed and the remaining wall to which it was attached, made good with a new doorway introduced. The existing roof lights are to be removed.
- 4.12 Also proposed is the erection of a new detached building to the rear of The Old School to provide toilet facilities for those using the new meeting space. This building will have a floor area of 11m by 6.4m. It will be finished in charred Kebony hardwood with bespoke corner details with powder coated metal windows. The structure will have a pitched roof finished in an integrated solar panel metal seam roof with an eaves height of 2.4m and a ridge height to 4.8m.
- 4.13 The separate washroom block is proposed in order not to have to compartmentalise the interior of the main building which is intended to remain open as it would have originally been. The full elegance of the proportions of the building will be appreciated when inside the building with the additional height providing more graceful proportions befitting a building of this character, particularly when its length is being extended to more closely resemble a more conventional church building.
- 4.14 A number of trees which are immediately alongside the existing building and in the area of the proposed extension are to be removed to facilitate the development. Details of these trees are provided in the accompanying Arboricultural Impact Assessment. It should be noted that the botanical garden project has involved the planting of a significant number of trees within the project area and on land owned in association with it, including in the field immediately to the rear of this site.
- 4.15 As noted in the previous applications, since those approvals and the commencement of the botanic garden project, the applicant has acquired considerably more land in the vicinity of the site, including Ballachrink Farm to the south, Ballavale Barns, Ballavale Farmhouse and Ballavale Farm Old Farmhouse to the east. As a result of these acquisitions, the applicant now has a range of buildings which were not available at the time of the 2013

- approvals and the proposed botanic garden scheme may make use of these rather than building completely new buildings. This is reflected in the approvals granted under 21/00299/B at Ballachrink Farm and 24/91397/B at Ballavale Barns.
- 4.16 In addition, as a result of these acquisitions, the botanic garden project has evolved and as the works progress, the involvement of more consultants and botanical specialists has grown. With this, there is a growing need for space to accommodate these visiting professionals, not only overnight accommodation but also space for meetings, discussions and where they may work. The need for larger areas of working and presentation space has arisen and there is presently no building or area within the rest of the site which is considered appropriate for this facility. Particularly given the original use of Lincoln House as a chapel, it was considered appropriate that this site was the location for the assembly of persons gathering in connection with the botanic garden.

## 5.0 Conclusion

- 5.1 The policies which guide the conversion of existing buildings require that the existing building is redundant for its original purpose. In this case, whilst the application for the conversion of the chapel to a dwelling must have demonstrated that the chapel use was redundant, what is proposed involves the reversion of the building back to its original use.
- 5.2 We believe that the original use as a facility for the assembly of people is indeed the appropriate use of the site, albeit that the persons using the building are not gathering for the purposes of worship as they would have been originally.
- 5.3 The site is well positioned in relation to the botanic garden, being immediately adjacent to it and with established public and proposed private footpaths to the other parts of the site. Parking provision is shown within the site although it is not intended that visitors will come in their vehicles to the site and will be directed to Ballachrink Farm where they will be received and directed on.
- 5.4 The site has the benefit of two existing buildings which can, when adapted, provide the necessary facilities for people to meet and learn and discuss the botanic garden without, we would submit, any significant or harmful impact on the landscape or the living conditions of those living around the site. The arrangements for access to the site are acceptable in terms of highway safety and the public footpath which runs between the two existing buildings, will be maintained.
- 5.5 It is our case that whilst the proposal does not sit within any of the policies which provide for development in the countryside, what is proposed is a unique concept which will restore the original functions of these two buildings in a manner which will not harm the countryside but will maintain the use, arguably a more appropriate use for the buildings and ensure their continue maintenance. The buildings original provided an opportunity for the community to meet and learn and what is proposed will continue that function for the benefit of the area and the Island in general, in association with this unique botanic garden project.

## Sarah Corlett 23.10.25

APPENDIX ONE EXCERPT FROM THE LANDSCAPE CHARACTER ASSESSMENT, 2008

D13 - SANTON Key Characteristics

- • A predominantly rural landscape, dissected by A5 and A25 roads.
- • Densely wooded valley bottoms amongst undulating rolling land with large rectilinear arable and pastoral fields on the gently sloping hill sides and rounded tops.
- • Steep sided densely wooded Victorian pleasure Glens of Glen Grenaugh and Port Soderick Glen lead down to the coast.
- • Victorian electric railway line and stations runs through the area at the bottom of Crogga Glen.
- • Fragmented woodland along field boundaries and along tracks that access the scattered farm houses centred around Quine’s Hill (along the A25) and small settlements of Santon and Ballaveare.
- • Sea-facing hill slopes with large open fields running along the cliff tops with gorse, heather and bracken along the cliff top periphery.
- • Incinerator chimney forms notable landmark in the immediate area.
- • Presence of Manx Milestones.
- • Abrupt linear southern built edge to Douglas, comprising residential and industrial development with minor localised extension of industrial character into character area south of Cooil Road.
- • Pulrose Golf Course on edge of Douglas

Overall Character Description Numerous gentle to steeply sided river valleys cut down into the landform to form an undulating and rolling character with pronounced incised valleys. Glen Grenaugh and Port Soderick Glen are steepsided densely wooded valleys, the latter appropriated during the Victorian period as pleasure Glens with walkways and features such as bandstands and bridges. Linear fragmented woodland runs along the valley bottoms of these National Glens and along Crogga River. Hedgerow trees and woodland blocks surround the numerous farms in the area, which are predominantly located in the north of the area around Quine’s Hill.

Medium sized rectilinear arable and pastoral fields delineated predominantly by Manx hedges and some post and wire fences form a strong geometric field pattern on the gently

sloping hill sides and rounded tops in the south of the area. Smaller rectilinear fields enclosed by Manx hedgerows, containing large hedgerow trees, cover the more settled north-eastern area where farmsteads such as Hampton Court and Cronkbane are concentrated. This field pattern stops abruptly in the north of the area where it meets the A24 and the linear built-up edge of Douglas. The far north-eastern part of the area comprises the Pulrose Golf Course, which extends in towards the centre of Douglas. Patches of gorse and heather grow in areas on the more exposed hill tops and along the eastern edges of the fields of the coastal facing slopes, along which the cliff top coastal path runs and forms the area’s seaward boundary.

The busy A25 runs along the lower valley sides with small, often steep and winding tracks branching off perpendicular from the main road to provide farm access, while smaller predominantly straight B roads, enclosed by tall hedgerow vegetation, which follow the grain of the rectilinear field pattern and link the small and wooded settlements within the area such as Santon and Seafield. The Victorian Electric Railway runs through the area along Crogga Glen with stations at Santon and Port Soderick before skirting around the bottom of Douglas Head which forms the north eastern boundary. Moderate sense of tranquillity away from Douglas and the major roads.

## Key Views

- • Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid.
- • Incinerator chimney forms a notable landmark in the immediate area.
- • Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms.
- • Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top.
- • Views from Isle of Man Steam Railway

Historic Features

- • Victorian Isle of Man Steam Railway and stations, including Port Soderick (Registered Building) and the Old Toll Booth (Registered Building).

Ecological Features

- • Farmland grassland habitats.
- • Mature network of hedgerows containing deciduous trees in field boundaries.

- • Aquatic and waterside habitats along river courses.
- • Dense riparian woodland in Valley bottom with deciduous woodland along valley sides.
- • Exposed heathland on steeper sea facing slopes.

Key Issues and landscape sensitivities

- • Wooded horizons and skyline seen from valley bottoms.
- • Ecological value of the aquatic and waterside habitats.
- • Various sized pastoral and arable fields with Manx hedges.
- • Wooded valley bottom with fragmented woodland along substantial field boundaries.
- • Scattered farmsteads fringed by trees.
- • Wooded Victorian Pleasure Glen at Port Soderick.
- • Victorian Isle of Man Steam Railway and stations.
- • Presence of Manx Milestones.

Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons, its scattered settlement pattern, its Victorian pleasure glen and the railway.

APPENDIX TWO

Strategic Plan policies

- 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 reusing 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 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.

Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2) , buildings and structures within National Heritage Areas and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead to unacceptable environmental pollution or disturbance.

Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement

General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

- (a) is in accordance with the design brief in the Area Plan where there is such a brief;
- (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
- (c) does not affect adversely the character of the surrounding landscape or townscape;

- (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
- (e) does not affect adversely public views of the sea;
- (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
- (j) can be provided with all necessary services;
- (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
- (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption.

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.

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.

Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department’s current standards.

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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/95127-santon-lincoln-house-and-conversion-extension/documents/1143531*