**Document:** Design and Access Statement **Application:** 26/00071/A — Approval in principle for the erection of an agricultural workers dwelling and 2 agricultural sheds, including means of access and site layout. **Decision:** **Decision Date:** **Parish:** Santon **Document Type:** report / design_access_statement **Source:** https://planningportal.im/a/130644-santon-oatlands-farm-oatlands-dwelling-erection/documents/1591248 --- # Design and Access Statement ## Design and Access Statement January 2026 Prepared by: Ellis Brown, Architects 1 Sydney Mount, Douglas, IM1 3DB ### Site and Location The site of the proposed new dwelling is at Oatlands Farm Santon in the northeastern corner of field 514342. Oatlands farm covers an area of approximately 400 acres spread over 40 fields in Santon with the farm buildings located off Oatlands Road, between the Old and New Castletown Roads. The farm buildings are located at a slightly higher elevation than the surrounding land, however, they are hidden amongst mature trees to the north and south which obscure the existing buildings from the main roads and as you approach along Oatlands Road. The buildings are only visible once you arrive at the farm entrance. The old farm buildings are now being converted into tourist accommodation and consist of a farmhouse, some old stone barns and stables around a courtyard. The farm yard and farm buildings are located to the south and rear of the old barns as shown in PA 21/00036/B approved in May 2022 which is currently under construction. As part of the planning approval 21/00036/B one of the farm sheds is being relocated to the farm yard to the south. The surrounding fields are agricultural with very few houses in the vicinity. Beyond the farm buildings is the former Oatlands Quarry where Island Aggregates Ltd’s concrete plant is located. The site is not located in a flood risk area or a Conservation Area and Oatlands farm buildings are not registered buildings. The area of woods to the south of the farm buildings are indicated on the Environmental Constraints map of the Area Plan for the East, however, the exact classification of the area of land is unclear. ### The Proposal Alternative sites were considered as part of the feasibility study to locate the proposed house and have been categorised as areas 1, 2 and 3 shown on the proposed site plan. - Area 1 is a low lying wet area which is too close to the industrial area to the west and former concrete plant which is now being used to recycle the concrete. This is a noisy and dusty operation and not conducive to being near the house. - Area 2 is also a wet area but would be segregated from the farm and would be incongruous in this field. - Area 3 is the area recommended by the planning officers but this area does not adjoin the farm yard or farm operations and is too far away from the working farm and would mean passing through the tourist accommodation area which would not be ideal. The planning application seeks approval in principle for the erection of a new agricultural workers dwelling in the North Eastern corner of field 514547 and two agricultural sheds to the farm yard. The proposed house is required for the farmer who has a growing family and needs to live on site at the centre of a substantial farm by Manx standards. The existing farmhouse cannot be used as it is occupied by the applicant’s mother and is now separate from the working farm and will be used to control the tourist accommodation. The proposed dwelling would be located approximately 100 metres to the southwest of the existing farmhouse. This is a cleared area of the field which is not used and has a good location to the farm yard. The land in this area is unkempt and the only part of the field that is not farmed. This site has been chosen to avoid impacting on the mature trees in the immediate vicinity of the old farmhouse and so that it is located overseeing the farm yard with easy access to it also. To avoid disturbing the existing mature vegetation to the northeast and northwest, access is proposed through the existing yard and existing field access track that is visible in aerial photographs. There is an existing footpath from the proposed site to the old farmhouse. It is intended that the house will be energy efficient, passive and modern and whilst parts of it will be viewable from a distance it will be nestled into the landscape with a backdrop of trees framing the view of the house. ### Planning History Since 2000 there have been a number of planning applications at Oatlands Farm, nearly all of these have been for alterations and extensions to agricultural sheds or replacement grain stores. The exception is PA21/00036/B which was permitted in May 2022 for the conversion of the old stone barn buildings, to the rear of the farmhouse, into 12 units of tourist accommodation with an associated wellness spa and equestrian centre. Planning Policy The farm is located in the countryside and outside of any areas zoned for development. The planning application would be subject to the following policies of the Isle of Man Strategic Plan 2016. General Policy 2, General Policy 3, Environment Policy 1, Environment Policy 2, Environment Policy 3, Environment Policy 15, Housing Policy 7, Housing Policy 8, Housing Policy 9, Housing Policy 10, Transport Policy 7. Consultation There have been a number of pre application consultations with Lucy Kinrade and Paul Visigah. The advice received by both planning officers was to locate the farmhouse near the farm buildings. The proposed location address’s the need for segregation from the tourist accommodation and spa and is adjacent the farm yard. There will be a gate to segregate the tourist area car park from the passage through to the farm yard for safety reasons preventing unescorted visits into this area by visitors. Summary The farm operation is now located to the rear of the old farm buildings which were no longer fit for purpose and are in the process of being reused and converted into tourist accommodation. It is proposed that the new farmhouse is located to the working area of the farm and farmyard and stables. The area chosen also takes advantage of the views to the south and allows the applicant to relocate his family to the Island permanently in an energy efficient, passive style house. It should be noted that the applicant has substantial business interests in the UK and Scotland as well as on the Island and this will solidify his base where the business operations will be run from. If he is unable to have the facilities required for his family the Island will lose out as he will not move here on a permanent basis and will make either the UK or Scotland his base with the resultant loss of significant business to the Island. Drawings & Supporting Documentation Ellis Brown Drawings - 25/3658/06 – Site Location Plan - 25/3658/07 – Existing Site Plan - 25/3658/08 – Proposed Site Plan 25/3231/09 – Proposed Site Plan Statement from the applicant: To whom it may concern, I am seeking outline planning permission for a new energy efficient passive home on our family farm which is approximately 400 acres made up of a mixture of arable crops, pasture and beef cattle. The location of the house is very important as it needs to be in close proximity with connectivity to the farm yard. I believe the location I have chosen meets these criteria whilst also making use of a very poor quality unworkable rocky corner of the field. Alternative sites that have been considered are in areas 1, 2 &3. - Area 1 is very low lying wet ground and also too close to the concrete plant which can be noisy, dusty and operates over night on rare occasions. - Area 2 is also very wet during winter months and a house with a new access driveway here would considerably change the fields shape and productivity. - Area 3 is the far side of the barn conversions which when complete are to be separated from the working farm therefore there will be no access to the farm yard from that side. I was fortunate enough to grow up and go to school on this beautiful and safe Island. My partner and i now have , it would be ideally our intention for them to be brought up on the island and attending school here. However we don’t currently have a house of our own to live in. I currently run businesses both on and off the island with the opportunity to move off the island available. Having a family home on the farm would enable me to build and commit to expanding our businesses on the island creating jobs and also complete the conversion of tourist accommodation units we currently have permission for at Oatlands. I sincerely hope you will consider this application so that we can bring up our children and give the commitment that is required for our businesses and family farming practices. Dan Shacklock --- *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/130644-santon-oatlands-farm-oatlands-dwelling-erection/documents/1591248*