**Document:** APL Planning Statement
**Application:** 23/00725/B — Conversion of existing out-building (former dairy barn) to provide habitable accommodation for residential/tourist use
**Decision:** Permitted
**Decision Date:** 2023-10-19
**Parish:** Lezayre
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/10436-lezayre-the-barn-ballavarteen-conversion-outbuilding/documents/972357

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# APL Planning Statement

## Preliminary Planning Statement For Ballavarteen West, Grenaby Road, Bride Im7 4An

![A photograph showing a white two-story detached house set back from the road behind a gravel driveway and wooden gate. The property is surrounded by mature trees and greenery, indicating a rural setting.](https://images.planningportal.im/2023/07/120987.jpg)

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 1.0 Introduction
- 1.1 Ballavarteen West is a traditional Manx cottage, outbuildings and associated land, which all sit on the north western side of the Grenaby Road (C15) which links the Nassau Road with the Ballacorey Road (C14). The site accommodates the dwelling along with two smaller, brick buildings to the rear which are single storey and have a roofed link between them.
- 1.2 The dwelling and unlinked outbuildings (ringed in red below) appear on the 1860s maps of the area which also reveal the brick works located to the north which gave rise to a number of brick built structures in this part of the Island:

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![map or plan from page 2](https://images.planningportal.im/2023/07/6994542.png)

1.3 The dwelling is largely unaltered other than a modern conservatory which has been added to the north eastern gable and an extension on the rear. It retains timber framed sliding sash windows, rendered walling and is served by its own wastewater treatment system. The outbuildings are built in single Ballacorey brick with part slate and part sheeting on one which is the subject of this application and red diamond tiles on the other with a timber canopy stretching between the two.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![A photograph showing a rural courtyard surrounded by brick farm buildings, including a covered lean-to structure and a white bench.](https://images.planningportal.im/2023/07/6994544.png)

![A photograph showing a large brick outbuilding with wooden doors, likely the former dairy barn proposed for conversion. The scene includes a gravel yard and adjacent rural structures.](https://images.planningportal.im/2023/07/6994545.png)

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![A composite image showing the exterior of a brick outbuilding with a blue tarp on the roof and a close-up detail of the brickwork.](https://images.planningportal.im/2023/07/120991.jpg)

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![Interior photograph of a former dairy barn showing exposed wooden roof timbers, rafters, and plastered walls.](https://images.planningportal.im/2023/07/6994547.png)

#### 1.4 Access into the site is from two vehicular entrances off the Grenaby Road: one, a formal driveway in between brick entrance pillars and the other, a simpler field entrance to the south west. The boundary with the road is formed by a vegetated bank and a number of self-set trees. There was formerly an open-sided barn to the south west of the house although this has been removed in recent years. Public views into the site are generally limited to these two openings due to existing established roadside vegetation.

![A photograph showing a rural property with a metal farm gate in the foreground. In the background, a brick outbuilding and a larger white building are visible behind the gate.](https://images.planningportal.im/2023/07/120995.jpg)

Sarah Corlett Town Planning Consultancy Ltd
Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW
t: 07624 485517
e: planning@sarahcorlett.com
w: www.sarahcorlett.com
Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett
Company Registration 134325C

- 2.0 Planning history
- 2.1 The house and outbuildings predate the planning system so there is no planning permission for these. However, planning approval was granted for a rear annex, the conservatory and replacement windows under 07/01636/B.
- 2.2 Permission was refused for the erection of a detached building for tourist accommodation under 17/00217/B. This was refused as the site was not designated for development, the impact on the appearance of the area and there was concern about the potential loss of trees as a result of the proposed development.
- 2.3 The area is generally, sparsely occupied with the majority of land open and agricultural with few dwellings scattered in between. There are no applications in the vicinity which are considered particularly relevant to this current proposal. Many properties have outbuildings, some brick like those on site as are referenced in the Design and Access Statement accompanying the planning application.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 3.0 Planning context
- 3.1 The adopted development plan for this site is the Isle of Man Planning Scheme (Development Plan) Order 1982 which designates the site as not for a particular purpose but not within an area of an area of High Landscape or Coastal Value and Scenic Significance. This means that it is considered as countryside for purposes relating to the Strategic Plan and where development is presumed against unless it satisfies a number of criteria (General Policy 3 - see Appendix One). Development which is harmful to the character or appearance of the countryside is also generally discouraged (Environment Policy 1). Development is generally directed towards existing settlements in the interests of sustainability (Strategic Aim, Strategic Policies 1, 2 and 10, Spatial Policy 5 and Housing Policy 4).
- 3.2 The 1982 Plan is gradually being replaced by a series of Area Plans. The parts of the island not already covered by an Area Plan lie to the north and west of the Island and are currently the subject of a plan which will be the subject of a public inquiry in the Spring of

2023. This plan is currently in draft form and confirms the current designation of the site as not for a particular purpose. The Plan includes maps which depict constraints Environmental and Infrastructural of which there is only one identified - that being a high voltage electricity line which terminates at the rear of the site. Energy Policy 2 requires that development is generally 9m from any such supply.

- 3.3 The site is not shown as being at any risk of flooding on the national flood risk maps, nor are there are Registered Trees, Registered Tree Areas, Registered Buildings or Conservation Areas on or near the site.
- 3.4 Within such areas there are policies which allow for some development - extensions of existing houses (Housing Policy 15 (traditional) and 16 (non traditional), replacement of certain houses in the countryside (Housing Policies 12 and 14), conversion of existing buildings to other uses (Environment Policy 16 and Housing Policy 11) and for the

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![A low-resolution snippet of a site location map showing a property boundary marked with a pink square near a road.](https://images.planningportal.im/2023/07/6994551.png)

development of buildings and structures associated with and required for agriculture or equestrian uses. The Strategic Plan makes it clear that no less strict application of the policies will be applied to developments for tourism (Strategic Policy 8, paragraph 9.5.3, Business Policy 11) and even states, “In recognition of this the Department proposes that new forms of contemporary tourism development will be welcomed, particularly those that satisfy customer demand for high quality accommodation in rural areas provided that they comply with the policies in the plan” but concludes that development must be otherwise in accordance with the other policies in the Plan.

- 3.5 The site is within an area designated on the Soil Capability map as Class 2 or 3/2 (this is relevant to Environment Policies 14 and 19 which presume against the loss of higher class agricultural land) although the site is not actively used for agricultural purposes and is used up until recently for the grazing and exercise of horses.
- 3.6 Trees and ecology are protected (Environment Policies 3, 4, 5 and 6) and particularly where trees are Registered which none is in this case.
- 3.7 Development needs to have a satisfactory impact on the highway network and highway safety (Transport Policy 4 and General Policy 2).
- 3.8 In respect of the electricity lines, development must be no closer than 9m to such services (Energy Policy 2).
- 3.9 Development must also have an acceptable impact on those in neighbouring properties (General Policy 2) although in this case, the nearest building (Ramscraigs to the north east) is almost 100m away, considerably further than the distances referred to in the Residential Design Guidance.

3.12 It is also relevant to consider the landscape character assessment which identifies the site as within an area of Undulating Lowland Plain (F3) and where the following advice is provided in the Area Plan, the whole assessment is provided at Appendix Two:

6.4.3 The Undulating Lowland Plain of Andreas and Jurby (F3) encompasses a swathe of farmland underlain by the predominantly flat topography of the northern plain. To the west, the narrow course of the Lhen trench meanders

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

through the landscape. The main A19 and A17 roads cross the area interlinking with a network of minor roads often lined with tall Manx sod banks. Settlement pattern is scattered and relatively isolated with the Andreas and Jurby Industrial Estates and IOM prison providing the largest groups of buildings within the area. Overall, there is a strong sense of tranquillity and openness. A strong recognisable sense of place is provided by views to the dramatic backdrop of the Uplands to the south, views of St. Patrick’s Church and distant views to the sea at the eastern and western edges of the area.

Landscape Strategy: to conserve and enhance: a) the character, quality and distinctiveness of this rural area including the scattered settlement pattern, relatively strong field pattern delineated by a mixture of stone walls and relatively tall Manx hedge-banks and its network of enclosed minor rural roads

Key Views: Glimpsed views to the sea from the eastern and western edges of the area. Panoramic open views southwards towards a dramatic upland backdrop. Open views to landmark church towers (particularly St. Patrick’s Church) to the west of Jurby.

3.13 There are policies which guide equestrian developments:

- Environment Policy 19: Development of equestrian activities and buildings will only be accepted in the countryside where there will be as a result of such development no loss in local amenity, no loss of high quality agricultural land (Classes 1 and 2) and where the local highway network can satisfactorily accommodate any increase in traffic (see Environment Policy 14 for interpretation of Class 1 and 2).
- Environment Policy 20: There will be a presumption against large scale equestrian developments, which includes new buildings and external arenas, in areas with High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances to override such a policy.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

The site does not lie within an area of High Landscape or Coastal Value and Scenic Significance.

Environment Policy 21: Buildings for the stabling, shelter or care of horses or other animals will not be permitted in the countryside if they would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. Any new buildings must be designed in form and materials to reflect their specific purpose; in particular, cavity-wall construction should not be used.

- 3.14 Alterations to existing dwellings of traditional character are guided by Housing Policy 15 which requires that extensions respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally) although there is no policy on alterations which do not extend the property.
- 3.15 Replacement of existing rural dwellings is generally presumed against if the existing is considered to be of historic or architectural interest (Housing Policy 12). In this case the existing is old and relatively unaltered other than the conservatory so its retention is likely to be preferred.
- 3.16 Ancillary domestic buildings such as garages and sheds can be built under Permitted Development subject to certain criteria.
- 3.17 The determination of planning applications is based upon the consideration of a number of things according to the Town and Country Planning Act 1999 (Section 10(4). These are the development plan (in this case the Isle of Man Planning Scheme (Development Plan) Order 1982 and draft Area Plan for the North and West and the Strategic Plan); any relevant statement of planning policy (in this case only the draft Role of Landscape Character in Development; any other considerations such as a development order or procedure order and also something more general referred to as “other material considerations”. This last category can include statements of Government policy, other Government Departments’ policies or strategies. In this case there are two recent published statements of Government policy which are relevant: the Department for Enterprise Tourism Strategy, Our Island, Our Future and also the draft Economic Strategy, also with the title Our Island, Our Future.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 3.18 Both documents refer to tourism, identifying the need to develop “A tourism offering which is more diverse, supports our Island all year round, and is a valued and growing part of our Island’s proposition for both visitors and residents” and acknowledging the role of tourism in helpful to provide a strong base for economic growth. The Tourism Strategy sets out an objective to grow the Island’s annual visitor numbers to 500,000 by 2032 and increase the annual economic contribution of the Island’s Visitor Economy to £520m. This will mean attracting an additional 170,500 visitors per year compared to 2019.
- 3.19 The Strategy identifies the need to get ahead of the competition through the development of a distinctive Manx visitor experience and the establishment of the Island as an eco-tourism destination that can be explored sustainably and offers dynamic ways for visitors to engage with our unique natural environment and extending the season to improve the financial sustainability of existing and new Visitor Economy businesses through the development of a strong season between the February and October school half term holidays, and eventually to the Island becoming a year-round destination.
- 3.20 Examples of recently determined tourism proposals include

- i. East Baldwin in planning approval was granted at Ballawyllin Farm for two free standing cabins to complement the existing bed and breakfast and complimentary therapy facility operated at that site as well as approval that was granted for the additional use of an existing detached cottage within the grounds, as tourist accommodation (16/00314/B and 13/00842/C).
- ii. A larger scale tourist development was approved at Knockaloe Beg Farm in Patrick comprising tourist units formed from existing outbuildings with a cafe and yurts in the field to the rear (20/00488/B, 16/00212/C, 14/00460/B, 12/00083/C, 06/02242/B, 05/92183/B).
- iii. Camp sites have also been approved on existing farms at Silly Moos in Lezayre (18/00010/B), Glenlough Farm (21/00349/B, 12/00057/B, 12/00052/B, 11/00549/B), Glendown Farm in Port St. Mary/Port Erin (17/01186/B, 17/00620/B, 14/00800/B, 03/00806/ B) and Ballamoar Farm in Ballaugh (16/00549/B, 16/00545/B and 12/00136/B)

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- iv. Sunset Lakes, Peel: permission was granted for a fishing complex with cafe, tourist lodges, educational facility and play area (12/01140/B).
- v. Perhaps the largest scale recent development approved was at Port Erin (20/00496/B and 21/01009/B). This was for 30 permanent glamping pods and cabins, tented and motorhome camping and a welcome centre.
- vi. A larger development in the north of the Island was withdrawn prior to it being considered in 2018 (17/00956/B). This was for 55 holiday lodges with associated facilities and infrastructure.
- vii. An existing dwelling was converted to three tourist units under 22/01064/B, approved at appeal.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 4.0 The proposal
- 4.1 Proposed is the conversion of one of the outbuildings to form habitable accommodation which may be used either for permanent occupation (ancillary to the main house or separate rental) or tourist accommodation. The building concerned is that to the south west of the pair and also proposed is the removal of part of the existing canopy which links the two outbuildings so that the south western building which is the subject of this application will no longer be attached to it.
- 4.2 The conversion will involve strengthening the existing building. The applicants wish to retain the building and commissioned a structural engineer, BB Consulting to examine the building and its suitability for conversion and they advised on 7th February, 2023 that the building is generally in fair condition but requires remedial works and strengthening: these areas are primarily the stabilisation of the foundations and the strengthening / reconstruction of some small areas of brickwork which have moved as a result of settlement and water damage. These areas have been addressed by generally being where new openings will be introduced.
- 4.3 The works will involve the raising of the ridge level by 200mm effectively installing a new roof over the retained original timber roof structure, whilst the roof finish is replaced and finished in continuous metal sheeting, replacing the existing slates and sheeting. The external walling will be retained and repaired where necessary and finished in lime render which will retain the texture of the brickwork beneath. New window openings will be introduced in the south western elevation in the form of a triple patio door opening, two single pedestrian doors and a double door opening. This elevation currently has two small windows and a blocked up door opening. The inward facing elevation will have two of its three door openings retained and the third blocked up and the existing electricity meter box is to be relocated from the south western elevation to the inward facing north eastern facade. The existing openings in each gable will be retained and new windows and doors installed with grey aluminium framed units. A new metal flue is to be installed in the south western pitch to serve a wood burning stove.
- 4.4 The accommodation will be a two bedroomed habitable space with a bathroom, kitchen/ living/dining area and with two terrace areas to the south west surrounded by existing lawn.
- 4.5 Car parking is available between the two outbuildings and also around the side and rear of the main house.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 5.0 Assessment
- 5.1 The proposal aims to retain an existing building of historic interest due to its age and materials relative to the local brickworks. The proposed dual use for tourism and residential mean that the most relevant Strategic Plan policies are Housing Policy 11 and Environment Policy 16 and whilst they are worded slightly differently, both require similar tests to be applied: historic or architectural importance, redundancy, appropriate physical change to the building which should largely be retained, structural stability of the existing sufficient to accommodate the changes required and satisfactory amenity and service space with no adverse impact on highway safety, ecology or safety.
- 5.2 The building has up until recently been used for general storage - agricultural and domestic - although its condition and the size of the existing openings preclude the storage of either valuable or large vehicles or items. The site is limited in area and it is not considered that the building is required for purposes associated with the management or maintenance of the site. The building is therefore considered to be redundant for its original purpose of stabling and/or agricultural use.
- 5.3 The building is structurally capable of accommodating both the proposed works and the future use as proposed. Regardless of any change in use, the building requires work as is clear from the engineer’s report but the majority of the walling, and even the existing roof structure, are to be retained, maintaining the historic interest of the building and the presence of the original building of the same size and position as originally with its original walls albeit lime rendered and with new openings.
- 5.4 The changes to the building are necessary to enable it to be used: the roof will be retained in structure but a new lighter sheeted roof appropriate to an agricultural building such as this will be installed above it. There are similar buildings in the Regaby area and these are illustrated in the D&AS. The raising of the roof will also enable adequate head room which is required, regardless of its use.
- 5.5 The external walls will be rendered and internally insulated. The existing brickwork is unstable to successfully withstand the prevailing wind and Ballacorey bricks are notoriously porous: lime render will seal the walls but retain breathability and the texture of the brickwork will be visible. Examples of this too in the local area are also given in the D&AS. Indeed the internal walls of the building have already been treated in this manner to address damp ingress:

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

5.6 The new larger openings are to be on the south western elevation retaining privacy on the inner courtyard and users of the rear of the main house and the other outbuilding. The south western elevation also has more light available to it.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![A close-up photograph showing the interior of a brick wall with peeling white paint, revealing the underlying masonry.](https://images.planningportal.im/2023/07/6994560.png)

![A close-up photograph showing the interior of a weathered brick wall with peeling white paint and an orange metal shelving unit leaning against it.](https://images.planningportal.im/2023/07/120999.jpg)

- 5.7 We believe that the works proposed to convert the building to habitable accommodation satisfy the requirements of Environment Policy 16 and Housing Policy 11 in that the important attributes of the building are being retained and the majority of the building is also being retained and the interventions are appropriate and do not harm the interest of the building. There are no extensions proposed and the building will remain in its current general form, retaining the historic layout of this group of buildings.
- 5.8 There is sufficient car parking for the new users of the building and the use is compatible with the occupation of the main house as a dwelling given the space between them and the provision of terraces to the south west which is private with no inter visibility between the space and the main dwelling and its main garden area. The site plan indicates a curtilage applicable to the unit should it be occupied separate from the main house although the access and manoeuvring area would be shared and the building could be satisfactorily occupied either as a separate unit or as accommodation associated with the main dwelling.
- 5.9 Whilst there would be an increased level of traffic, the Grenaby Road is very lightly trafficked and the site is close to a bend in the road where traffic in both directions tends to slow down. The road is also well used by dog walkers and cyclists with tractors and other agricultural vehicles also using the road and other. Motor vehicles are generally driven cautiously by the few regular uses for this reason.

General considerations

Ecology

- 5.10 The site is not known to have any significant ecological interest and is not within an area of ecological importance as it is actively used for grazing and the proposals should affect ecology. A bat survey has been undertaken, dated 1st November, 2022 which refers to a survey undertaken in September of the same year and which concluded that there its no evidence of roosting bats but acknowledges that this does not mean that bats may not use the building in the future and recommends a Precautionary Method of Working provided by a suitably qualified person in advance of work commencing on site and adhered to in full whilst work is ongoing. They note that if a bat is discovered then all work must cease and a suitably qualified person determine whether a licence is required to proceed. The applicant is aware of the provisions of the Wildlife Act 1990 and the protection afforded to other species, such as nesting birds and will take all necessary precautions to ensure that no harm

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

comes to any wildlife which may occupy or use the building or its environs during the implementation of the proposal.

## Impact on neighbours

- 5.11 The impact on neighbours is limited due to the distance between properties to the extent that they would not be affected and the additional traffic to be generated is considered minimal. The main property could have two of its bedrooms used as bed and breakfast accommodation without planning permission under Class 3 of the Change of Use Order which would be the same amount of traffic generated by this proposed two bedroomed unit.

Electricity supply and safety

- 5.12 Whilst there is an overhead electricity supply within 9m of the building which is the subject of this proposal, the line drops to below ground outside the site. In addition, the building is in existence and could and would be used together with the land around it. The proposed works will strengthen the building and there are also trees between the building and the electricity line.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![A photograph showing the exterior of a stone outbuilding with a slate roof, surrounded by trees and vegetation.](https://images.planningportal.im/2023/07/6994563.png)

![A photograph showing the exterior of a stone outbuilding with a slate roof, surrounded by trees and vegetation.](https://images.planningportal.im/2023/07/121001.jpg)

Conclusion 5.21 The proposed works will result in no material harm to the environment and will preserve an old and interesting building which contributes to the history of the area. The proposal will also provide a potential new unit of tourist accommodation in a rural area in an interesting building close to countryside walks and in a natural area where visitors may like to stay, supporting the Government’s economic and visitor strategies.

## Sarah Corlett 14.06.23

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

## Appendix One Policies which promote sustainable development

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 underused 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 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,

Spatial Policy 5: New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3.

Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:

- (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
- (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

(c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.

Policies which presume against development in the countryside Spatial Policy 5: New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3.

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 wildlife or heritage.

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.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

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Policies which allow for development in the countryside 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 manmade attractions.

- Environment Policy 15: Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part. Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended. Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape.
- 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

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

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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.

Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).

Business Policy 1: The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan.

Business Policy 11: Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

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as they are to other types of development. Within the rural areas there may be (1) Tourism Strategy 2004 – 2008 Fit for the Future Department of Tourism and Leisure April 2004 87 situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted.

Business Policy 12: Permission will generally be given for the conversion of redundant buildings in the countryside to tourist use providing that the development complies with the policies set out in paragraph 8.10. – Housing Policy 11.

Other restrictive or guiding policies Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.

- Environment Policy 3: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and seminatural woodlands, which have public amenity or conservation value.
- Environment Policy 4: Development will not be permitted which would adversely affect:

- (a) species and habitats of international importance:

- (i) protected species of international importance or their habitats; or
- (ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites.

- (b) species and habitats of national importance:

- (i) protected species of national importance or their habitats; (1) Wildlife Sites are defined in Appendix 1
- (ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or
- (iii) Marine Nature Reserves; or
- (iv) National Trust Land.

- (c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

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and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats.

Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward.

Environment Policy 5: In exceptional circumstances where development is allowed which could adversely affect a site recognised under Environmental Policy 4, conditions will be imposed and/or Planning Agreements sought to:

- (a) minimise disturbance;
- (b) conserve and manage its ecological interest as far as possible; and
- (c) where damage is unavoidable, provide new or replacement habitats so that the loss to the total ecological resource is mitigated.

Environment Policy 7: Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which could not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria:

- (a) all watercourses in the vicinity of the site must be identified on plans accompanying a planning application and include an adequate risk assessment to demonstrate that works will not cause long term deterioration in water quality;
- (b) details of pollution and alleviation measures must be submitted;
- (c) all engineering works proposed must be phased in an appropriate manner in order to avoid a reduction in water quality in any adjacent watercourse; and
- (d) development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species.

Environment Policy 14: Development which would result in the permanent loss of important and versatile agricultural land (Classes 1-2) will not be permitted except where there is an overriding need for the development, and land of a lower quality is not available and other policies in this plan are complied with. This policy will be applied to (a) land annotated as Classes 1/2 on the Agricultural Land Use Capability Map; and

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(b) Class 2 soils falling within areas annotated as Class 2/3 and Class 3/2 on the Agricultural Land Use Capability Map.

Business Policy 1: The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan.

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 6: In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users.
- Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department’s current standards.

The current standards are set out in Appendix 7.

Energy Policy 2: Land within 9m either side of an overhead High Tension power cable will be safeguarded from development.

Infrastructure Policy 5: Development proposals should incorporate methods for water conservation and management measures to conserve the Island’s water resources.

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;

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

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- (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.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

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Appendix Two - Landscape Character Assessment

F3 ANDREAS AND JURBY Key Characteristics

- • Swathe of farmland (covering the breadth of the Island).
- • Irregular pattern of medium-sized arable and pasture fields.
- • Field boundaries demarcated by traditional Manx hedges and simple post and wire fences.
- • Inter-linking network of minor rural roads serve the area, together with the A10, A17 and A19.
- • Generally few vertical elements, other than occasional telegraph poles.
- • Scattered and relatively isolated settlement pattern.
- • Traditional farm buildings (characteristically white, with grey roofs).
- • Key settlements include the small town of Andreas and the villages of Bride, Jurby and Sandygate.
- • The Isle of Man Government Industrial Estate and adjacent Jurby Aerodrome • Disused airfield at Andreas • Churches provide prominent landmarks within views.
- • Views to dramatic upland backdrop to the south provide strong sense of place.
- • Strong sense of openness and tranquillity (at distance from main A19 and A17 roads).
- • Slightly marked sinuous valley of Lhen Trench.
- • Sandpit at Cronk-y-Scotty

Overall Character Description Situated to the north of the Island, this landscape character area encompasses a swathe of farmland underlain by the predominantly flat topography of the northern plain. To the west, the relatively narrow course of the Lhen trench meanders through the landscape, which exhibits an irregular pattern of medium-sized arable fields and rough grassland/pasture. A variety of different forms of hedgerows and simple post and wire fences demarcate field boundaries. To the west, mature, intact low, trimmed hedges dominate the hedgerow network. Several single mature deciduous trees within Manx hedgerows and fields also contribute to a mature recognisable landscape structure. The main A19 and A17 roads (a source of noise and visual intrusion) cross the area and an inter-linking network of minor roads, often lined with species-rich verges, help to provide access to farms and settlements. Generally, few vertical elements punctuate the skyline of the area. However, telegraph poles and the telecommunications mast at Jurby Industrial Estate are a visible human influence. Settlement pattern is scattered and relatively isolated, with the Andreas and Jurby Industrial Estates providing the largest groups of buildings within the area. Several isolated farmsteads

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

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and individual houses also pepper the landscape. Traditional farm buildings characteristically exhibit white walls (which often provide a bright contrast to the muted upland backdrop to the north) and grey roofs. Alongside these traditional buildings, modern agricultural sheds and warehouses are sometimes visually intrusive. In addition, the distinctive churches of St. Andrews Church at Andreas (built predominantly from Sulby Glen stone) and St. Patrick’s Church to the west of Jurby and their associated medieval crosses are landmark features landscapes within the area. St. Patrick’s Church is particularly prominent within views across the surrounding open, flat landscape. The prefabricated buildings on an old air force base and disused runway at Jurby (now housing several small businesses and shops, including Jurby Junk) exhibit a strong human influence over the character of this part of the area. Construction of the new prison development is also associated with this part of the area.

Overall, there is a strong sense of tranquillity and openness throughout the area. A strong recognisable sense of place is provided by views to the dramatic backdrop of the Uplands to the south, views of St. Patrick’s Church and distant views to the sea at the eastern and western edges of the area.

## Key Views

- • Glimpsed views to the sea from the eastern and western edges of the area.
- • Panoramic open views southwards towards a dramatic upland backdrop.
- • Open views to landmark church towers (particularly St. Patrick’s Church) to the west of Jurby.

Historic Features

- • St. Patrick’s Church and medieval crosses.
- • St. Andrew’s Church and medieval crosses.
- • Old airfields at Jurby and to the east of Andreas.

Ecological Features

- • Species-rich verges.
- • Mature hedgerows and single mature deciduous trees.
- • Patches of rough grassland
- • Area of Special Scientific Interest at Ballacrye

Evaluation of Inherent Landscape Sensitivities

- • Strong sense of tranquillity.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

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- • Scattered isolated settlement pattern.
- • Enclosed minor rural roads.
- • Vernacular character of buildings and churches.
- • Presence of Manx Mile stones.
- • Few tall vertical elements.
- • Dramatic views south to Uplands.
- • Field pattern delineated by a mixture of stone walls, relatively tall Manx hedge-banks and post and wire fences.

Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of this rural area including the scattered settlement pattern, relatively strong field pattern delineated by a mixture of stone walls and relatively tall Manx hedge-banks and its network of enclosed minor rural roads.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

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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/10436-lezayre-the-barn-ballavarteen-conversion-outbuilding/documents/972357*