Decision Notice

TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019

In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Mr Matt Newing, Ref 25/90529/B, for the Conversion of redundant outbuilding into dwelling, demolition of former pigsty, erection of detached triple garage and formation of new access lane (UNIT 1) at The Grange Clypse Moar Road Onchan Isle Of Man IM4 5BG .

Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes).

• 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• 2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
• 3. For the avoidance of doubt the residential curtilage (i.e. land attached to and around the dwelling for example gardens, driveway & dwelling) does not include any part of Field 534630 as shown on approved drawing 6B. Any change of use of this field from agricultural use will require further planning approval.

Reason: the residential curtilage proposed has been considered acceptable, but such consideration has not been given to include Field 534630.

• 4. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.

For the avoidance of doubt no approval is given for the use of any "Tier" or similar stone cladding system to the west elevation (front).

Reason: In the interests of the character and appearance of the site and surrounding area.

• 5. All planting, seeding or turfing comprised in the approved details (drawing 6B) of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species

Reason: To ensure the provision of an appropriate landscape setting to the development and for biodiversity net gain.

• 6. The hard landscaping works including all paving, fences (including the 1.2m high timber post and wire fence along the eastern boundary with Field 534630 all as shown on drawing 6B shall be completed in full accordance with the approved details prior to the first occupation of the dwelling and retained thereafter.

Reason: To ensure the provision of an appropriate landscape setting to the development and adequate access and parking provision is provided to serve the dwelling.

• 7. Prior to the commencement of any conversion/development works to the outbuilding hereby approved, the triple garage show on drawing Nr REV 3B shall be completed which includes all features/access points/open loft space and roof space (as shown on section drawing and roof void plan) to accommodate bats and shall be retained thereafter.

Reason: In the interest of Protect Species and as this is a mitigation measure to allow the conversion of the outbuilding.

• 8. Prior to the occupation of the dwelling hereby approved the bat and bird boxes shall be installed as shown on drawing no. 2A and retained thereafter. Reason; In the interest of ecology/Protect Species.
• 9. No external lighting shall be installed unless a sensitive lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted in writing to the Department for approval and these approved details shall be fully adhered to and retained thereafter. Reason; In the interest of ecology/Protect Species. This approval relates to the submitted documents and drawings reference numbers all received;

23.09.2025 REV 3B

02.09.2025 Bat Survey Report - Ref:- KPW-25/90529/-1 2A

02.06.2025 1 01 20

• 4
• 5
• 6B

• 10

Bat Survey Letter EV details Existing Site Photographs Heat Pump Details Tree Felling Licence Application Form Manx Bird Life Report Planning Statement Structural Engineer Report

NOTE The applicant is strongly recommended to contact with the Ecosystem Policy Team well in advance of any works taking place, so that they can provide statutory written advice for works on the legally protected bat roost. In order to provide this written advice, they will need to be provided with additional details by a suitably qualified ecological consultancy, which include the methods and timing of bat exclusion from the farm building, ecological supervision and details inside about the inside of the new bat loft (timber treatment, crevices for bats etc.).

NOTE If bats, or evidence of bats (such as droppings), and/or bird nests are discovered or breeding birds are suspected at any point, all work must stop and advice be sought from the DEFA Ecosystem Policy Team 01624 651577, or from the Manx Bat Group Help Line 07624 366177.

This decision has been made for the following reasons(s) Overall, it is considered the proposed works would not adversely affect the countryside, have no adverse impact upon any protected species/trees; and have no significant impacts upon private or public amenities and therefore comply with HP 11 and EP 1, 4 & 5, TP 4 & 7 and GP2 of the IOM Strategic Plan 2016.

Date of Issue: 8th October 2025

J CHANCE Director of Planning and Building Control

Guidance Note

This decision was made by a Principal Planner in accordance with the authority delegated to them.

This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation.

A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/onlineapplications/)

Implementation A determination to grant planning approval does not have effect —

•  if an appeal is submitted until the appeal is determined or withdrawn; or
•  if no appeal is submitted, but there are potential appellants in addition to the applicant, until the time within which an appeal may be submitted has expired (21 days from the date of this notice).

Development must be carried out in accordance with the approved plans and any attached conditions (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation.

Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action.

Appeal Any appeal can only be made by a person who has been accorded rights to do so, must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice.

Guidance on how to appeal is available at gov.im/howtoappeal