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Application No.: 25/90528/B Applicant: Mr Matt Newing Proposal: Conversion of redundant outbuildings into dwelling, erection of detached double garage, alterations to yard and associated site works (UNIT 2) Site Address: Grange Barn The Grange Clypse Moar Road Onchan Isle Of Man IM4 5BG Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.09.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: the residential curtilage proposed has been considered acceptable, but such consideration has not been given to include Field 534630.
Reason: To ensure the provision of an appropriate landscape setting to the development and for biodiversity net gain.
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.
N 1. 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.
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.
This approval relates to the submitted documents and drawings reference numbers all received;
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
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection Local Authority - No Objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site represents the central part of the curtilage of The Grange, Clypse Moar Road, Onchan (Unit 2). This is a residential property (within blue line) which is located to the south of the application site. The application site is located centrally within the overall holding. The site is accesses via the Clypse Moar Road which is located to the south of the site. The main private entrance to The Grange is located at the northern end of the Clypse Moar Road. The private driveway which serves the site is approximately 180m long. The Clypse Reservoir is located to the east of the site. - 1.2 The application site includes two outbuildings, land surrounding these buildings and to east of these outbuildings includes the southern section of Field 53460.
2.1 The application seeks approval for the conversion of redundant outbuildings into dwelling, erection of detached double garage, alterations to yard and associated site works (UNIT 2). - 2.2 The larger of the two barns has an "L-shaped" footprint and is a two storey Manx stone barn. The second smaller barn is linear in footprint and is also constructed/finished in Manx Stone. The barns have a roof finishes of slate and corrugated metal sheeting. The two barn are no physically attached or linked. - 2.3 The proposal is to erect a single storey glazed linked extension (porch) to connect both barns to form a single dwelling. The proposals include the re building of the majority of the south elevations (front) of the larger two storey barn. Further rebuilding works are to parts of the west elevation (lounge), where the existing single storey walls would be rebuilt with a cat slide roof added. - 2.4 A detached single storey double garage is proposed along the southern boundary of the site. - 2.5 The proposed residential curtilage includes the barns, detached garage, garden (front/side), driveway to the south of the barns and the rear garden with a depth of between
8.6m and 10.5m up to the boundary with Field 534630. This field is not part of the residential curtilage. A 1.2m high post and wire fence is proposed to separate the rear garden and Field 534630. Furthermore, Field 534263 to the west of the site is also not within the residential curtilage of the site.
2.6 A new underground Biodisc tank is proposed to serve the property for foul drainage. The surface water is proposed to be connected to site soakaways or into the existing water courses if available.
3.1 The following planning applications are considered relevant in the determination of the application; - 3.2 Conversion of redundant outbuilding into dwelling, demolition of former pigsty, erection of detached triple garage and formation of new access lane (UNIT 1) - 25/90529/B - PENDING CONSIDERATION.
4.0 PLANNING POLICY 4.1 The site lies within an area zoned as an "not zoned for a particular purpose" on the Area Plan for the East. The site is not within a Conservation Area, Flood Zone, nor an area zoned as High Landscape or Coastal Value and Scenic Significance. The site is within an area of "Unsuitable for development, danger of pollution to water supply" due to the Clypse Reservoir to the east of the site.
4.2 The following policies are taken from the IOM Strategic Plan 2016 and are relevant for consideration:
4.3 Environment Policy 1 states: "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
4.5 Environment Policy 5 states: "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:
4.6 Housing Policy 11 states: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar or even identical form.
Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
4.7 Transport Policy 4 states: "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." - 4.8 Transport Policy 7 states: "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." - 4.9 General Policy 2 states: "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:
4.10 The following policies are taken from the Area Plan for the East 2021 and are relevant for consideration: - 4.11 Natural Environment Recommendation 2 states: "It is recommended that ahead of making any applications for development close to the reservoirs, watercourses and wetlands in the East, applicants must discuss such proposals with DEFA to establish the need for specific design elements to be taken into account. This may include: the impact of artificial light from the development on migratory fish species, buffer distances from the river bank and visual amenity.
5.1 Highway Services (DOI) comments (05.06.2025): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking."
5.2 Ecosystem Policy Team initially objected due to lack of information (13.06.2025). However, after additional information being provided they made the following comments (18.09.2025 & 22.09.2025); 22.09.2025
"Forward to the below, and apologies because I was getting confused between the drawings for Unit 1 and Unit 2, but the correct drawing number for the Proposed Site Plans for Unit 2 should be 8A (not 2A)."
18.09.2025 "General Stance No objection subject to condition
Detailed Comments
The Ecosystem Policy Team can confirm that the Manx Bat Group's (MBG) Bat Survey Report relating to Unit 2 of the Grange, is all in order and that a suitable level of assessment has been undertaken.
The MBG found no evidence of bats within Unit 2 and determined that the buildings are not being used as bat roosts currently.
However, a brown long-eared bat roost was found in Unit 1 of the Grange, and the works on Unit 2 have the potential to impact upon the bats and their roost space and so the MBG recommended a number of avoidance measures in their report which must be followed. This includes recommendations in relation to responsible external lighting.
The Proposed Garage Plans show the creation of a dedicated bat roost within the roof void of the new double garage. As no bats were found in Unit 2, this roost space may be seen as an enhancement for bats. However, this dedicated loft space may be required as mitigation for the loss of the current bat roost in Unit 1, depending on the timing of demolition, conversion and re-building (the bats need to be provided with a like for like roost space, prior to their current roost space being lost). Details of this are outside the scope of this Planning consideration and will need to be discussed and agreed in writing with the Ecosystem Policy Team prior to works on the bat roost taking place. The Ecosystem Policy Team are therefore not requesting a condition for this loft space to created, but it may still be required.
The Proposed Site Plans show 2 wooden bat boxes positioned on the south and east elevation of the main dwelling, which will provide mitigation for the loss of any seasonal bat roosts, which due to the habits of bats, may not have been occupied at the time of the bat surveys.
The Ecosystem Policy Team can confirm that Manx BirdLife's Bird Survey is all in order and that a suitable level of assessment has been undertaken. The bird surveys were not undertaken during the main breeding bird season and due to safety concerns all areas of the buildings could not be examined, but evidence of previous nesting was found.
The Proposed Site Plans show a number of bird boxes to be erected around the main dwelling and these will provide mitigation for the loss of any nest sites.
As far as we can determine, there is to be no tree or other habitat removal required to facilitate the works, though works will take place in close proximity to trees and hedges and so suitable protection measures should be employed. Mitigation is therefore not required but we would welcome the inclusion of the native hedge between Units 1 and 2 as an enhancement for wildlife. Due to the countryside location of the property, planting with native or other well established species is appropriate.
Potential conditions Bat and bird boxes to be erected as per the Proposed Site Plans (Drawing no. 8A). No external lighting to 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 to Planning and approved in writing.
Additional Information Bats Though the Manx Bat Group found no evidence of roosting bats within Unit 2, the applicant should note that bats are mobile creatures and move between their roosts, and can become resident in new roosts, depending on their seasonal needs. Any changes in conditions of the
Unit 2 buildings may also make conditions more suitable for bats. Bats could therefore be present in Unit 2 at the time of works, even though they were not found by the Manx Bat Group at the time of their surveys. We applicant must therefore make thorough checks for bats around the building prior to demolition. If bats, or evidence of bats (such as droppings), 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. We also advise that soft demolition working practises should be adopted to avoid impacts on bat roosts which may not have previously been identified- the stripping of roof tiles should be undertaken by hand, or where necessary with the assistance of hand-held tools and machinery. Materials should be removed carefully away, and not rolled, compressed, levered or sprung to avoid potential harm to bats which may be present underneath. The undersides of materials should be checked for bats before removal or disposal. The applicants must ensure that the measures contained in section 6 of the MBGs report are followed, in order to avoid impacts on bats.
Birds Manx BirdLife's survey report included a number of avoidance measures which must be followed to ensure that bird's and their active nests, eggs and chicks are not, harmed, disturbed or blocked during the works - these measures include undertaking checks for bird's nests in the dense ivy prior to its removal (whatever time of year the ivy removal is to take place due to the potential presence of wood pigeon), and timing the works to avoid the main nesting season. Should the applicant wish to start building works within the main nesting season (March to August inclusive) we recommend that steps are taken over winter to prevent bird access to potential nest sites through blocking. Thorough checks for bats must take place prior to any blocking.
If a nest is discovered, or breeding birds are suspected, at any point, work must stop and advice be sought from the Ecosystem Policy Team."
5.3 Onchan Commissioners comment (19.06.2025): "I am directed to advise you that the above application was considered at the Ordinary Meeting of Onchan District Commissioners held on Monday 16th June 2025. The Board of Onchan District Commissioners would recommend that the application be APPROVED for planning purposes only." - 6.0 ASSESSMENT
6.1 When considering the proposal the following material planning matters should be considered;
"External The cracking, distortion, and loss of mortar evident generally to barn 2 were a culmination of lack of maintenance and lack of diaphragm action from the now collapsed floors and roofs. However, barn 1, with its intact roof, appeared stable, but will distort over time with the loss of the first floor.
External stone walls should be re-pointed externally and be entirely cement rendered internally, prior to construction of a new internal masonry lining wall, built up off a new thickened concrete ground floor slab.
The front wall of building 2, facing the courtyard in unstable and should be carefully demolished and rebuilt on a new concrete strip foundation. The work should be carried out in small sections at a time, to be agreed and with the existing adjacent stone walls securely propped up to prevent fall.
All existing roof structures are to be removed and replaced with new pitched slate roofs, built in accordance with building control standards."
"Main Conclusion Although the barns appear to be in a poor state of repair, using specialist temporary works designs coupled with a detailed demolition method of working, it is, in our opinion that these buildings are capable of being renovated and structurally suitable for conversion, to form a domestic residential property.
The building works as indicated on the proposed drawings would not destabilise or affect the structural integrity of the building.
It is relevant that the proposed scheme will include provision for: Construction of new replacement ground and upper floor structures throughout. Work relating to strengthening of the existing external stone walls. Provision of new replacement pitched slate roof structures. Provision of new rainwater goods and underground drainage system."
6.3 Potential impacts upon the countryside/landscape (EP1);
6.5 Impacts upon Ecology / Trees (EP 3, 4 & 5)
7.1 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. - 7.2 Accordingly, the application is recommended for an approval. 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 01.10.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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