Conversion of former Methodist Chapel into single residential dwelling
Daniel Reid
Fraser Reid Design Limited
A photograph of a grey, single-storey building with a gabled roof and arched windows, identified as a former chapel. It is situated on a grassy verge next to a road.
Table of Contents.
1. Introduction Page 2
2. Site Description and Proposal Page 2
3. Planning Policy Context Page 3
4. Design and Access Page 5
5. Heritage and Visual Impact Page 6
6. Drainage Page 6
7. Parking and Access Page 7
8. Retention of Chapel Page 8
9. Efficiency Page 8
10. Environmental Considerations Page 9
11. Conclusion Page 9
Planning Statement: Conversion of Ballagorey Chapel to a Residential Dwelling
1. Introduction
This planning statement supports the application to convert the former Ballagorey Methodist Chapel into a single residential dwelling. The proposal preserves the building’s historic character while sensitively adapting it for modern residential use. It reflects local planning policy priorities, including the Isle of Man Strategic Plan 2016, Residential Design Guide 2021 & Manual for Manx Roads.
• The chapel, built in 1832 and rebuilt in 1866, is located adjacent to the A2 highway and within an established rural settlement.
• It is currently disused, and this proposal seeks to bring it back into productive use.
• There is within 0.5km of the site in question, various detached rural properties, primary school, multiple farms and a housing estate (Ballagorey Heights/Drive).
• The overall site is approximately 1/3rd acre in size with the building having a footprint of 105m2.
• Road frontage of the site is approximately 35m.
• Under the 1982 Development Plan the site sits within an area of High Landscape or coastal value and scenic significance.
• On the North and West Area Plan, the site sits outside the proposed Glen Mona curtilage outlined on Map 16.
Proposal Summary:
• Conversion to a 2-bedroom dwelling
• Retention and repair of existing windows where possible.
• Insertion of conservation-style rooflights
• Small 9.2m2 single storey lean to extension to the North (side) elevation.
• Installation of a new main entrance, rear patio doors, and secondary glazing
• Upgraded access and parking for two vehicles
• Sustainable drainage and sewage treatment system
• Native hedgerow planting and wildflower zones for biodiversity
3. Planning Policy Context
3.1 Pre application advice
• Pre application advice with the Planning Department was sought via the correct channels in August 2024 and an email response with assistance information was received outlining the main policies applicable, positioning of the extension and information relating to the windows.
• Pre application advice was directly sought from the Highways Department in July
Advice was given and taken on board for this proposal and Highways confirmed they had no issues with the proposal.
3.2 Isle of Man Strategic Plan 2016
The proposal aligns with the following core strategies and policies as outlined by the pre application advice and review of the IOM Strategic Plan 2016:
This development supports sustainable rural regeneration by reusing an existing structure, avoiding greenfield development, and introducing energyefficient upgrades.
• General Policy 2 (GP2)
- The proposal is for the conversion of an existing structure with a small subservient extension. As such the impact of the proposal respects the site and surroundings in terms of siting, layout, scale, form, design and landscaping of buildings and surroundings spaces.
- The building in question exists and is proposed to be refurbished which will lead to being aesthetically pleasing in comparison to the current state. This will not adversely affect the character of the surrounding landscape.
- The proposal creates satisfactory amenity standards throughout.
- The proposal will not have an unacceptable effect on road safety or traffic flows as noted via pre application advice directly with the Highways Authority.
- All necessary services can be provided to the site.
- The proposal does not negatively impact the site in question. Part of the proposal is to improve the natural habitat and biodiversity via native hedging, wildflower areas and retaining of the existing trees.
- A bat survey will be undertaken in the coming weeks on the chapel and it is proposed to install bat boxes to the chapel no matter what. The location of these will be determined following the bat survey.
• General Policy 3 (GP3) The proposal respects the scale, form, and setting of the existing building, maintaining historical integrity while upgrading functionality.
- The proposal is converting a redundant chapel into a residential residence. For many years it has been unused and prior to that for many years was merely an additional storage space for the neighbouring farm.
- The proposal retains the chapel’s simple, robust form and introduces only minimal external changes (e.g., rooflights, patio door), ensuring the aesthetic and cultural identity are preserved.
- The building in question has architectural and historical value and interest. It is a good example of historic chapels located throughout the Isle of Man and architecturally holds the value via the design.
- An additional value/interest for the site is the fact the chapel was erected in 1832 and then rebuilt in 1869. This is something that via Manx Museum research cannot be work worked out as to why.
• Housing Policy 11 (HP11)
- The proposal is seeing the conversion of a redundant rural building. For many years it has been unused and prior to that for many years was merely an additional storage space for the neighbouring farm.
- The building is substantially intact and structurally capable of renovation.
- The building has Architectural and historic interest.
- The building can form a satisfactory dwelling with a modest subordinate extension.
- Residential use would be compatible with the surroundings that includes detached dwellings, farms, housing estate and primary school.
- The site can be provided with required services.
- Loss of heritage or local distinctiveness: On the contrary, the project restores a distinctive historic building that might otherwise deteriorate, preserving its legacy.
• Environmental Policy 16 (EP16)
- The application demonstrates significant biodiversity gain and landscape enhancement, consistent with EN16:
- Native hedging (72m): The use of blackthorn, hawthorn, rose species, hazel, and crab apple supports pollinators and offers a structural and ecological boundary treatment.
- Wildflower planting: Targeted at supporting bees and butterflies, the garden’s wildflower mix includes Red Campion, Knapweed, Oxeye Daisy, and Selfheal — species native to the Isle of Man.
- Tree and shrub protection: Existing trees and shrubs will be retained and protected throughout the construction period with Heras fencing as outlined in drawing 20168-PL04.
- The proposal meets all the points outlined under this policy which are directly connected to Housing Policy 11 above and mainly duplicated.
4. Design and Access
4.1 Residential Design Guide 2021 Compliance The proposal complies with the Residential Design Guide 2021 in the following ways:
• Character and Identity (Section 3.1): Retains key architectural features such as arched windows and historic materials (smooth render, slate roof). The design is sensitive to the chapel’s original character.
• Access and Parking (Section 3.2): Provides 2 compliant off-street parking spaces (3.25m x 6m each) with a permeable surface and good visibility splays (approx. 70m).
• Amenity Space (Section 3.3): Offers a generous private garden and patio with landscaping and ecological enhancements including wildflower meadows and bee hives.
• Internal Space Standards (Section 3.4): The proposed internal layout provides generous room sizes:
o Lounge: 188 sq ft
o Kitchen: 129 sq ft
o Bedrooms: 117 and 91.4 sq ft respectively
o Bathroom and En-suite: Fully equipped and appropriately sized
• Sustainability (Section 4):
o Passive Design: Maximised use of natural light via double-height hall and large window openings
o Active Measures: Installation of inset solar panels, EV charging point, and a new sewage treatment plant
o Biodiversity: New native hedgerows (72m) and wildflower areas increase ecological value and bio diversity.
5. Heritage and Visual Impact
• The chapel is a locally distinctive historic structure. This proposal preserves its visual presence in the landscape while introducing minimal and reversible interventions. Replacement windows are sympathetic uPVC slim-line framed units; the roof retains its dark slate with subtle inset solar panels. The key architectural form and elevations remain clearly recognisable and intact.
• The proposed extension and opening alterations are located to the rear elevation and North (side) elevation that will not be visible from the public points of view on the Highway.
• The utilisation of the existing large opening to the front elevation ensures the character of the building remains whilst sympathetically altering to form the main pedestrian opening into the building.
6. DrainageDrawing reference: 20168-PL04The drainage strategy is sustainable and appropriate for the site’s rural context:
• Foul Drainage: Managed via a new private sewage treatment plant, discharging to an on-site drainage field.
• Surface Water: All runoff is directed to a new soakaway located in the rear garden.
• Drainage Infrastructure:
o 110mm PVC pipework laid at a minimum 1:90 fall
o Sample chamber and field dispersion included
• Permeability: Driveway, patio, and paths constructed from permeable materials to reduce surface runoff and mimic natural drainage.
This setup complies with sustainable drainage principles and avoids placing strain on any public system.
7. Parking and AccessDrawing Reference: 20168-PL04
The proposed development includes a well-considered parking and access strategy that meets both the Isle of Man Residential Design Guide 2021 and the Manual for Manx Roads (Feb 2022) requirements. The site layout ensures safe access to the public highway, adequate off-road parking, and provision for future electric vehicle use.
7.1 Parking Provision
• Number of Spaces: Two off-road parking spaces are proposed, which complies with the minimum standard for a 2-bedroom dwelling in a rural location, as defined under Appendix 5 – Parking Standards of the Manual for Manx Roads.
• Dimensions: Each space measures 6.0 metres x 3.25 metres, exceeding the minimum standard of 2.5m x 5.0m, thereby allowing for ease of access, loading, and EV charging accommodation.
7.2 Access and Visibility
• Location: Access is taken from the A2 highway, a classified road with a national speed limit.
• Visibility Splays:
o Achieved visibility splays are approximately 70 metres in both directions, which complies with Table 2.5 of the Manual for Manx Roads regarding visibility requirements for 85th percentile vehicle speeds of 37– 43 mph.
o Visibility is improved through limited, sensitive trimming of a sod bank, none of which exceeds 1 metre in height at the point of access improvement.
• Access Gradient:
o The proposed driveway gradient is compliant with Section 2.3 of the Manual, maintaining a gentle slope and avoiding excessive fall toward the public highway.
7.3 Surface Treatment and Drainage
• The driveway and parking areas are to be constructed using permeable materials, as recommended in Section 3.5.4 of the Manual and in line with Sustainable Drainage Systems (SuDS) best practice.
• This supports stormwater management objectives and avoids run-off onto the public road, in compliance with the Drainage Strategy Guidelines under Section 5 of the Manual.
7.4 Additional Sustainable Transport Provisions
• Electric Vehicle Charging: A dedicated EV charger point is to be installed onsite adjacent to the parking area, supporting the Isle of Man’s low carbon transport objectives.
• Bicycle Storage: A secure bike store is proposed to encourage modal shift and comply with non-car travel encouragement policies outlined in the Residential Design Guide and supported indirectly by the Manual under Section 2.1: Policy and Accessibility Context.
7.5 Highway Safety and Construction Access
Temporary Heras fencing will be installed during construction to protect vegetation and maintain separation from the Manx Electric Railway corridor
8. Retention of Chapel
• The existing structure has been professionally surveyed by a Structural Engineer and has confirmed that the existing structure can be comfortably retained and converted to a residential dwelling without significant alterations.
• The Structural Report can be viewed as part of this application.
9. Efficiency
• The building during refurbishment will be thermally upgraded internally via a secondary timber frame that will be highly insulated whilst still allowing the
existing stone structure to breathe. The floor and roof will be thermally upgraded to exceed building regulation standards.
• It is proposed that the electricity for the chapel will be mainly via solar panel supply located to the South roof pitch. Whilst these should meet the demand, the chapel will continue to be hooked up to the grid.
• Water demand for wet rooms and heating will be via a thermal store and potentially an Air Source heat Pump. The optimum method for the building will be reviewed and designed by a specialist.
• The aim is to have as minimal requirement on mains power and be as self sufficient as possible.
10. Environmental Considerations
• Drainage: Foul drainage will be treated on-site via a modern treatment plant discharging to a drainage field.
• Surface Water: Managed through soakaway systems.
• Wildlife: Landscaping with native species supports biodiversity and the applicant intends to install beehives.
11. Conclusion
This application represents a thoughtful, policy-compliant conversion of a historic building that brings it back into sustainable use while respecting its character, surroundings, and biodiversity. It satisfies the objectives of the Isle of Man Strategic Plan 2016 and aligns with the design guidance in the Residential Design Guide 2021.
We respectfully request that the Department approves this application.
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Source & Provenance
Official reference
25/90634/B
Source authority
Isle of Man Government Planning & Building Control
