**Document:** 10 Planning Statement (Part 4 of 4)
**Application:** 26/00250/B — Combining of three buildings into one dwellinghouse with erection of a single storey link, alterations to doors and fenestration, erection of ground mounted solar panels, field fencing and livestock shelter
**Decision:**
**Decision Date:**
**Parish:** Rushen
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/130866-rushen-rollage-ny-twoaie-erection-doors/documents/1594664

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# 10 Planning Statement (Part 4 of 4)

10
NTS @ A3
PLANNING
Planning Statement
280_Rollage-ny-Twoaie
Rushen
Mark O'Meara + Katie Newton
horncastle:thomas
a r c h i t e c t s + d e s i g n e r s
Do not scale from this drawing • All dimensions must be checked on site prior to commencing works. Any
discrepancy found between information given on this drawing and that given elsewhere or recorded on site
shall be notified immediately to the project architect in writing.
20 Athol Street
Douglas
ISLE OF MAN
IM1 1JA
01624 663 383
©
Number
Scale
16/03/2026
ISSUE
The buildings were/ are clearly redundant, having been
abandoned and lain derelict for a significant period; these kinds
of barns no longer lend themselves to use for modern agricultural
practices for the storage of equipment of the housing of animals.
b) the building is substantially intact and structurally capable of
renovation;
The principle of structural capacity had been established in the
previous applications and has been shown to be the case by the
development of the larger barn and the stabilisation work
undertaken to date on the house.
c) the building is of architectural, historic, or social interest;
As noted in Rushen Parish Commissioners’ Appeal Statement to
the previous application, “this former farmhouse… …occupies a
unique and very prominent location, being the last building before
the hope moorland and hills to the north.”
Further, the Planning Officer's Report for the application for the
earlier scheme noted that “the existing buildings are Manx stone
barns which have retained their character and quality and
certainly have architectural interest significant to warrant their
retention.
Overall it is considered that the barns are worthy of renovation
and conversion."
d) the building is large enough to form a satisfactory dwelling,
either as it stands or with modest, subordinate extension which
does not adversely affect the character or interest of the building;
The proposed extension forms an infill link to enable them to
function as a single house. See note 02.2 AMOUNT regarding
the overall development areas, this principle was established in
the previous approved applications.
e) residential use would not be incompatible with adjoining
established uses or, where appropriate, land use zonings on the
plan;
Residential use of this property would not be incompatible with
the adjoining established uses or land use zonings and would
ensure that the property is retained and restored, thereby making
a continued contribution to the character of the Manx countryside
f) the building is or can be provided with satisfactory services
without unreasonable public expenditure
There is a mains water connection in the roadway adjacent to the
application site; the applicants, on the basis of the previous
approved proposals, have also invested in bringing a mains
electrical supply to the boundary of the site.
The following policies are thought also to apply:
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
The proposals re-use redundant buildings, bring an abandoned
dwelling back into use, and carefully use the materials (existing
and repaired stonework) employing appropriate traditional
building techniques and materials such as lime mortar, plaster
and render
GENERAL POLICY 2
The proposals comply with the relevant parts of the policy:
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 he protected wildlife or locally
important habitats on the site or adjacent land, including water
courses
Note that a preliminary ecological appraisal was issued with the
previous application and the guidance included in the mitigation
scheme  has been followed during the first phase of development
e) does not affect adversely public views of the sea
f) incorporates where possible existing topography and
landscape features, particularly trees and sod banks
In particular, this has applied in relation to the vehicle access
strategy to the site where, rather than destroying the adjacent
sod banks to provide sufficient visibility from the field access onto
the Sloc Road, the access has been formed across the adjacent
field to the boundary lane
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 the 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 flooding
m) takes account of community and personal safety and security
in the design of buildings and the spaces around them
(n) is designed having due regard to best practice in reducing
energy consumption
The replacement roofs will be insulated, at minimum, to meet the
requirements of the current building regulations; the new timber
frame structure will have high levels of insulation and air
tightness; it is proposed to use wet-cast hempcrete in the small
area of new wall and in all of the remaining new roofs (see note
elsewhere for the benefits of this natural breathable and
appropriate material); insulated lime plaster has been used on
the traditional stone walls for the first phase and the further use of
insulated lime plasters and renders will continue into the rest of
the project.  The water and space heating is proposed to be by a
low energy Air Source Heat Pump.
It was noted in the previous application that the applicants intend
to install solar PV panels in the future via the 2012 Permitted
Development Order.  A ground-mounted solar array has been
included in this application.  See elsewhere for more detailed
description.
GENERAL POLICY 03
Regarding development permitted outside of areas zoned for
development, in particular:
(b) conversion of redundant rural buildings which are of
architectural, historic, or social value and interest (see Housing
Policy 11 - noted above)
9
recent view of works to walls
of the house
10
view showing the small and
larger barns during repointing
work to the larger barn
11
work in progress • the gable
wall of the house next to the
Sloc Road with joints raked
out, ready for repointing
9
10
11

![A photograph showing a stone building surrounded by scaffolding, appearing to be under renovation or conversion in a rural landscape.](https://images.planningportal.im/2026/04/7305742.jpg)

![A photograph showing a cluster of old stone buildings in a rural setting, including a roofless structure with exposed timber framing next to two other stone buildings.](https://images.planningportal.im/2026/04/7305743.jpg)

![A close-up photograph of a rough stone gable wall, likely part of an existing agricultural building, set against a clear blue sky.](https://images.planningportal.im/2026/04/7305744.jpg)

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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/130866-rushen-rollage-ny-twoaie-erection-doors/documents/1594664*