Officer Report

Application No.: 25/90779/B Applicant: Mr Alex Gelling Proposal: Conversion of existing mill building with construction of extension to create new dwelling Site Address: Old Mill Building Rock Farm Main Road Crosby Isle Of Man IM4 2DW Principal Planner: Chris Balmer Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 20.10.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 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.

• C 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.
• C 3. 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 garages or other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
• C 4. 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 fences, gates, walls or other means of enclosure shall be erected or

placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department.

Reason: To control development in the interests of the amenities of the surrounding area.

• C 5. The southern gable elevation of the single store extension hereby approval shall be finished externally in minimum 200mm thick traditionally laid Manx nature stone work and the stone work to be laid with recessed mortar joints to provide a dry stone wall effect to match that of the west elevation of the extension.

Reason; In the interest of the visual amenities of the site and landscape and to give the impression that the new extensions is a converted barn rather than a new build.

• C 6. Prior to the occupation of any part of the dwelling hereby approved all bat and bird boxes shall be erected as per the details contained in the Landscape, Bat & Bird Details Drawing drawing no. 25 1880 18 REV A and retained thereafter. Reason: In the interest of Protected Species and biodiversity gain.
• C 7. 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 to Planning and approved in writing and these approved details shall be fully adhered to and retained thereafter. Reason; In the interest of Protected Species.
• C 8. For the avoidance of doubt the residential curtilage is defined as the red line shown on the "Site & Location Plans" drawing number 251880 01 REV A. Reason: In the interest of the character and appearance of the site and surrounding area.
• C 9. No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until fencing has been erected in the location shown on the approved site plan WTC-TTP-V3 in accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012. The fencing shall be maintained in position until the development is complete. Within the Construction Exclusion Zone implemented in accordance with this condition, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department. The CEZ implemented in accordance with this condition shall be maintained in position until the development is complete.

Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of amenity.

• C 10. All Landscaping as shown on drawing 25 1880 18 REV A including mitigation tree planting as shown on drawing WTC-TPP-V3 and detailed in Section 6 of the Arboricultural Impact Assessment dated 17th October 2025 shall all be carried out in accordance with the approved details (submitted in support of the application) including fully adhering to the "Tree planting schedule" outlined in Section 6.4 of the Arboricultural Impact Assessment.

The works shall be carried out in the first planting and seeding season following the completion or occupation of any part of the development (whichever is the sooner,) or otherwise in accordance with a programme to be agreed.

Any trees or plants which, within a period of 5 years from their planting, die, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced as is reasonably practicable or in the next planting season with others of similar size ,species and number as originally approved, unless the Department gives written consent to any variation. The hard landscape works as shown on drawing 25 1880 18 REV A shall be carried out prior to the occupation of the development and retained thereafter.

Reason: to ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs.

• C 11. The existing trees and hedges shall be retained in accordance with the approved details shown on drawing WTC-TIP-V2. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
• C 12. Notwithstanding details contained within Condition 5, the remaining external finishes as shown on drawing 25 1880 17 REV A shall be carried in accordance with the approved details prior to the occupation of any part of the dwelling and retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.

This application has been recommended for approval for the following reason.

Overall, it is considered the proposed works would not adversely affect the countryside or harm the character and quality of the landscape, have no adverse impact upon any protected species/trees; no adverse highway safety issues and have no significant impacts upon private or public amenities and therefore comply with HP 11 and EP 1, 2, 3, 4 & 5, TP 4 & 7 and GP2 of the IOM Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers all received;

17.10.2025 Arboricultural Impact Assessment

23.09.2025

- 25 1880 01 REV A

• 25 1880 08 REV A
• 25 1880 09 REV A
• 25 1880 10 REV A
• 25 1880 11 REV A
• 25 1880 12 REV A
• 25 1880 13 REV A
• 25 1880 14 REV A
• 25 1880 15 REV A

- 25 1880 17 REV A - 25 1880 18 REV A - 25 1880 19 REV A - 25 1880 20 REV A

Strucutral Assessment 11.08.2025

• 25 1880 02
• 25 1880 03
• 25 1880 04
• 25 1880 05
• 25 1880 06

• 25 1880 16 Existing Site Photographs Planning Statement Application Form

_________________________________________________________________ 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 It is recommended that the owners/occupiers of the following properties NOT should be given the Right to Appeal because: The owner/occupier of Creg Beg, Main Road, Crosby - No objection / comments made do not relate to material planning considerations.

The owner/occupier of 31 First Avenue, Douglas - Objection identifies land that is owned or occupied by the objector that would be impacted on, but such land is not within 20 metres of the site (and no Environmental Impact Assessment is required) (A10(2)(b)) and Objection does not set out in relation to material planning considerations, an impact of the proposal on the lawful use of their land (A10(2)(c)).

_________________________________________________________________ Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL

1.0 THE SITE - 1.1 The application site represents the curtilage of the Old Mill Building within Rock Farm, located to the north of Peel Road and northwest of Crosby. Within the application site there is a substantial two storey Old Mill Building constructed with Manx stone and slate roof and to the northern elevation of the mill building is an attached single storey lean to covered store. This is located above the former mill race (culverted) which is still in place to the northwest of the Old Mill Building. - 1.2 The topography of the site is such that the first floor level of the eastern gable elevation of the Old Mill Building runs level with the ground level of this section of the site, and therefore from this elevation the barn appears single storey building; albeit it is two storeys. The site is generally characterised as a wooded setting to the north, south and west of the Old Mill Building, with the land to the west being made up of grass and hardstanding areas. To the east of the Old Mill Building is a large concrete hardstanding which formed the base of a recently demolished Dutch barn.

1.3 Access to the site is via a private lane which runs from the north side of Peel Road in a north-westerly direction for approximately 350m to the Old Mill Building. This lane serves the surrounding agricultural fields, but also the residential properties of "Rock Farm" (within applicant's ownership) and the residential dwelling "Creg Beg" which is located to the south east of the Old Mill Building (approximately 185m away).

2.0 THE PROPOSAL - 2.1 The application seeks approval for the conversion of existing mill building with construction of extension to create new dwelling. The proposal was amended form the original submission due to concerns of the size/design approach of the new extension by the Department. Accordingly, the application was amended (23.09.2025). - 2.2 The existing barn is to be retained. There are two area of proposed extensions/alterations, the first and larger of the two extension would be single storey and would run from the eastern gable end elevation of the existing barn, in an easterly direction, until turning in a southerly direction and would create an overall "L-shaped" footprint. The extension would be finished in a mixture of Traditional laid Manx stone and Cedar or Larch natural timber to the front and side elevation. The rear elevation (northeast) is proposed to be finished in either the Cedar or Larch natural timber or paint render. The roofs are proposed to be finished in dark coloured natural roof slates. Windows are proposed to be light grey aluminium or composite framed. - 2.3 The second element of the proposed works, is more of an alteration (existing walls being retained) of the existing lean to building to the north-western elevation (rear) of the existing barn. The proposal is to removal half of the existing lean to roof and replace with a flat roof and create a terrace. - 2.4 Access will utilise the existing private access outlined in paragraph 1.3 above. No changes are proposed. - 2.5 The proposal would create a new residential curtilage which is taken from the existing boundary features on the site, namely what formed the original farm yard areas and barns. It is noted that until recently there was a steel portal framed agricultural Dutch barn which sat on a concrete apron to the east of the barn proposed to be converted. The proposed extension would be sited on a similar footprint to this building.

3.0 PLANNING HISTORY - 3.1 The following planning applications are considered relevant in the determination of the application; - 3.2 Erection of replacement dwelling, conversion of existing store mill and construction of connecting link - 02/00839/B - APPROVED - This approval was for a replacement of the existing main dwelling house The Rock Farm. The dwelling which was a two storey Manx traditional farmhouse style property sat on a similar position to where the extension element of the current proposal is proposed to be sited also. This application also included a linked extension which ran from the northeast gable of the existing barn to the new dwelling. - 3.3 Approval in principle for erection of replacement dwelling - 00/02227/B - APPROVED Application 02/00839/B (above) followed this AIP approval. - 3.4 Conversion of barn to two dwellings - 03/00347/B - APPROVED - this approval related to the existing barn to the south west of the site (north of the main dwelling house Rock Farm). This conversion has not been undertaken.

- 4.0 PLANNING POLICY

4.1 The application site is partially within an area of "Woodland" namely the private access lane, whereas the area where the Old Mill Building (and Rock farm buildings) are designated as High Landscape or Coastal Value and Scenic Significance under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor a Registered Building. To the southwest of the Old Mill Building approximately 130m away is the ruins of St Trinians Chapel which is designated as an Ancient Monuments and Sites of Archaeological Interest. - 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 outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative". - 4.4 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential."

4.5 Environment Policy 3 states: "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." - 4.6 Environment Policy 4 states: 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;
• (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 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.

4.7 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:

• (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."

4.8 Housing Policy 11 states: "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.

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."

4.9 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." - 4.10 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." - 4.11 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:

• (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;
• (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."

4.12 Climate Change Act 2021

• 4.12.1 Climate Change Act 2021 which sets a target year of 2050 and to make provision for the setting of interim targets for the reduction of greenhouse gas emissions; to make provision about the mitigation of climate change and the enhancement of natural carbon storage; to impose climate change duties on public bodies; to make provision for energy generation and energy use and for the reduction and recycling of waste; and for connected purposes. Some of the major actions include:

• The provision of carbon neutral electricity supply by 2030;

• o Bringing forward building regulations to ensure 97% energy efficiency in new buildings;
• o Seeking to bring forward a ban on fossil fuel heating systems in new builds to 2024;
• o The installation of 20MW of local renewables by 2026;
• o Future introduction of further support for homeowners and tenants to aid the transition;
• o The setting of a new interim emissions target of 35% by 2030.

- 5.0 REPRESENTATIONS AND CONSULTATIONS

5.1 Highway Services (DOI) comments (18.08.2025): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the existing site access and proposed internal layout is acceptable for the proposals." - 5.2 Marown parish Commissioners have no objection (22.08.2025). - 5.3 Ecosystem Policy Team (DEFA) comment (19.08.25); "General Stance No objection subject to condition

Detailed comments o The Old Mill Building, as the name would suggest, is an old stone building, which used to have a slate roof, within an area of broadleaved woodland and scrub, and next to a watercourse, all features which increase the likelihood of legally protected roosting bats being present. However, photos provided with the application show that the building is in a very bad state of repair, with no roof, and this significantly decreases the potential for bats, but there could be potential for small numbers of hibernating or transient bat in external crevices in the stonework of the Mill.

We therefore recommend that applicants obtain a pre-works check for bats by a suitable qualified ecological consultancy prior to works commencing on the mill, to advise on the bat potential and any avoidance measures (this could include measures such as leaving certain holes un-pointed or requirements for the timing of hole blocking) . Should bats be encountered

• at any point throughout the works then the Ecosystem Policy Team must be contacted on 651577, in order to advise on additional avoidance measures. However, the proposed bat boxes shown on the Landscape, Bat & Bird Details Drawing (Drawing no. 25 1880 18) should provide sufficient mitigation for any long-term loss of roosting space, though the boxes may need relocating to provide suitable hibernation conditions.

• o The building also does not show any obvious features suitable for nesting birds, though may have done before the roof collapsed. For example on top of the wooden beams on the first floor.

• o The Ecosystem Policy Team are therefore content with the proposed bat and bird boxes.
• o Due to the suitability of the surrounding habitat for bats, external lighting, if required, should be designed in compliance with best practise guidelines for bats. Potential conditions
• o Bat and bird boxes to be erected as per the details contained in the Landscape, Bat & Bird Details Drawing (Drawing no. 25 1880 18)
• o 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."

5.4 The Arboricultural Officer (DEFA) following amended/updated information has made the following final comments (19.08.2025 & 17.10.2025); "We have reviewed the recently supplied AIA. There are 4 Cat B trees being proposed for removal which is contrary to our policy in such mater. However the applicant has provided sufficient mitigation planting to allow us to support the proposal in its current form.

If you are minded to approve this scheme we would ask for a standard tree retention condition and conditions related to the tree protection to be applied please. In addition we would respectfully request a detailed landscaping plan be conditioned that shows the proposed block of planting in detail along with husbandry and aftercare details."

5.4 The owner/occupier of Creg Beg, Main Road, Crosby (represented by Simcocks advocates) raises concerns with the proposal which can be summarised as (10.09.2025); raises concerns of ownership of the private lane which serves their property and Rock Farm; raises issues of easements; concerns of significant increase in road traffic over the lane and services under the lane; maintenance concerns of the lane with additional users; application site (red line) includes part of the lane which is in our ownership. The letter also includes potential objections; albeit the letter indicates they have no objection but wish to be considered for Right to Appeal.

• 5.4.1 The Department wrote on the 2nd October to advise that;

"…I note that at the end of your letter you state that your client is not at this stage opposed to the proposal but wishes to be treated as a potential appellant on the basis that if they were to object then they would make an objection which meets the criteria. To clarify, in order to gain Right to Appeal an objection which meets the relevant criteria must be received before the application is determined. Accordingly, as things stand your client has not objected and would not be recommended for Right to Appeal. It is of course open to them (or you on their behalf) to submit further material before the application is determined, and I would highlight that I will not be in a position to finalise my recommendation until the 17th October at the earliest. I hope this clarification is helpful."

• 5.4.2 No further response has been received at the time of writing this report (20.10.2025).

5.5 The owner/occupier of 31 First Avenue, Douglas makes the following summarised comments (17.08.2025); This is an interesting application involving new build in excess of the existing structure to achieve a contemporary dwelling; Housing Policy 11 seeks buildings to be substantially intact and structurally capable of renovation; we were unable to find a structural report on the existing mill building to confirm that it 'substantially intact and capable of renovation; and the site is close to the ancient monument of St Trinian's Church and there is nothing submitted to show whether or not the proposals would be visible as a back drop to the monument.

- 6.0 ASSESSMENT

6.1 When considering the proposal the following material planning matters should be considered;

• o Compliance with Housing Policy 11
• o Potential impacts upon the Countryside/landscape (EP1 & 2);
• o Access arrangements/parking (GP2 & TP 7);
• o Potential impact upon neighbouring amenities (GP2);
• o Impacts upon Ecology / Trees; and
• o Residential curtilage (EP 1 & 2).

• 6.2.1 COMPLIANCE WITH HOUSING POLICY 11
• 6.2.2 There are a number of criteria when considering the conversion of rural building into dwellings and Housing Policy 11 is most relevant.
• 6.2.3 With regard to paragraph (a) of Housing policy 11, the barns are clearly not used for its original purposes and has not been for a number of decades and therefore it is clearly redundant. It is therefore considered that redundancy has been established and the proposal conforms to Housing Policy 11 in this respect. Further, it is generally accepted that such barns which were originally constructed for agricultural use, do not meet current modern agricultural standards animal welfare.
• 6.2.4 With regard to paragraph (b), this deals with whether the building is substantially intact and structurally capable of renovation. A structural report is included, which concludes:

"Whilst the building is in a dilapidated condition, within the "manx" stone there is a regular interlocking stone. Similarly, the internal stonework appears to be laid in a regular interlocking pattern.

The distortion to the front elevation is attributable to the remedial work previously undertaken. This can be rectified by reintroducing mid' height lateral ties to the RHS elevation.

While the rear gable elevation is currently structurally stable, any redevelopment would require replacement of the lintels and the masonry above.

The remaining walls are stable and suitable for retention. The new structure to the building can be designed to ensure the future structural stability, retaining this Old Mill Building for perpetuity.

As this inspection is based on visual observations, it is likely that once work commences on site that further additional remedial work will be required."

• 6.2.5 The structural report indicates that the barns are capable of retention. Accordingly, it is considered the building is capable of conversion.
• 6.2.6 With regard to paragraph (c) of Housing policy 11, the existing barn is constructed of Manx stone and is considered to have the appearance, age and character to have an overall architectural interest to warrant its retention and therefore complies with this aspect of Housing Policy 11.
• 6.2.7 With regard to paragraph (d) of Housing Policy 11 it is arguably the main potential issue with the proposal. It is perhaps difficult to argue that the proposed extension are necessary a "modest, subordinate extension" given the proposed size increase. Having said this, it is considered the proposal does not "affect adversely the character or interest of the building"

• and therefore it is considered the proposal while not fully complying with this section of the policy, it is still consider acceptable which is explained in detail in the following paragraphs.
• 6.2.8 While Housing Policy 11 does not specifically mention a percentage increase threshold as Housing Policy 14 does. However, it is useful to have an understanding the level of existing and proposed floor areas when considering the issue of "subordinate". These buildings equate to a floor area of approximately 226sqm. The total floor area of the new extension would be approximately 200sqm and therefore the proposed new dwelling would have a floor area of 426sqm. The overall development would equate to an approximate 88% increase. The proposed works would result in a 4 bedroomed dwelling. Unlike Housing Policy 14 (replacement dwelling), Housing Policy 11 does not indicated a percentage increase which is generally accepted. However, any extension to an existing rural building should be subordinate extension which does not affect adversely the character or interest of the building.
• 6.2.9 The existing barn and lean to extensions are to be retained and in terms of alterations/repairs to these existing buildings, it is considered the proposed works are sympathetic and acceptable. The works include the re using of existing opening with not additional opening being introduced which can affect structural integrity and change the character of the barn. The proposed extension initially raise concerns on the size and the proposed projecting gable extension to the front elevation of the extension. However, following discussions with the applicants this has been amended and a more sympathetic extension has been proposed. The topography of the site is such that a stepped approach is considered appropriate. The existing barn which ground floor level is approximately a storey to a storey and half below that of the finished floor level of the main extension. Accordingly, to try break up the massing a height of the new extension, the applicants have introduced a stepped approach, therefor the initial part of the extension which is attached to the gable end wall of the existing barn is set below the roof ridge of the main barn and is also smaller in depth and width. Furthermore, this section of the extension turns in a southerly direction (almost 90 degree angle) where the main part of the single storey extension continues in a southerly direction and includes an additional upward step in the roof. This footprint in combination with the existing barn, forms an "L-shaped" footprint which is a common form of development, especially for farm holding/barns on the Island. The use of material is also key to help the break-up of the mass of development and to create the impression that the main single storey extension is a barn conversion itself and arguably, the only new element is the link extension. This is helped by the link extension being finished in a cedar or larch timber cladding and the front and side (Condition 5) elevations of the new extension are to be externally finished in traditionally laid Manx nature stone to match that of the existing barn.
• 6.2.10 Overall, while the proposed extension in pure figures (percentage increase of 88%) could be considered to be too great and not a "subordinate" extension; it is considered the approach taken, the overall design and quality of finishes proposed would result in a development which would appear subordinate and acceptable; with the main large two storey existing barn being the main feature on the site still, with the main element of the single storey extension appearing as an existing single storey barn which has evolved/built when this section of the site was a farm holding, which potentially itself appears to be a converted building (rather than appearing as a new build) with the link appearing as the main new built form on the site. Accordingly, it is considered the proposed works would comply with paragraph (d) of Housing Policy 11.
• 6.2.11 Regarding paragraph (e) it is not considered the proposal would be incompatible with adjoining established uses. Immediately to the south of the site is the existing main farmhouse of Rock Farm (applicants ownership), but given its distance, orientation from this dwelling the proposal is not considered to have any significant impacts upon residential amenities. The proposal would introduce traffic using the farm lane (private) which is used by the owners of Rock Farm and Creg Beg, with latter raising concerns of ownership and maintenance concerns. While the matters raised are understandable these are not material planning matters which can

• be considered, rather civil matters between the relevant parties. Furthermore any covenants are again not material planning matters. The proposal would likely increase traffic passing both these neighbouring properties, albeit being a single dwelling it is not considered the level of traffic generated would be significant to warrant a refusal of the application. Accordingly, it is considered the proposal would comply with paragraph (e) of HP11.
• 6.2.12 Both mains electric and water are installed to the Old Mill building. The foul water form the proposal would be provided by the installation of a new "Klargester Bio-Disc" sewerage treatment plant which will discharge on site via French drains or soakaway or alternatively a licence obtained to discharge into the existing stream. Surface water will be discharged via a soakaway or direct into the existing stream which runs through the site. The proposal complies with paragraph (f) of HP11.
• 6.2.13 In conclusion it is considered the proposal would meet the aims and requirements of Housing Policy 11.
• 6.2.14 Given the land used designation and it setting within the countryside it is also relevant to considered Environment Policy 1.

6.3 Potential impacts upon the countryside/landscape

• 6.3.1 Given the sites position within the countryside and designation, the development proposed needs to ensure it would not adversely affect the countryside (EP1) or harm the character and quality of the landscape (EP2).
• 6.3.2 From a visual perspective in the landscaping, the proposed works would not be significantly apparent, which is arguably a shame. The main public viewpoints is when travelling along the Peel Road to the south of the site; albeit due to the significant mature landscaping (trees/hedgerows) and the distance the site is set back form this road, the views are likely to be glimpses only (winter periods) and in the spring/summer periods not likely at all. Consideration is also given to the fact that until recently a larger Dutch barn sat on the very similar site to the extension (one reason the extension was located in this position given it is previously development part of the site). It is also noted planning permission was granted for the replacement dwelling was also proposed to be position on the site of the extension now. While this would have resulted in the removal of the existing farmhouse and therefore reduce the level of built development on the site, this would have result in a more prominent building on the site than what is proposed now. It would also have resulted in the loss of a Manx farmhouse property.
• 6.3.3 Overall, the majority of the proposed works will not be publicly apparent given the position of the works, existing built development (i.e. main dwelling house), and distance from public viewpoints and mature landscaping between. Furthermore, the proposed extensions and alterations are considered of a high quality and design and would fit well with the existing barn, the site and the countryside setting.

• 6.3.3 Overall, it is considered the proposed works would not adversely affect the countryside or harm the character and quality of the landscape and therefore comply with EP 1 & 2.

6.4 Access arrangements/parking

• 6.4.1 As outlined the occupants of the new dwelling would utilise the existing private lane and access onto the Main Road. Highway Services have confirmed this and raise no objection.

• 6.4.2 More than two off road parking spaces per unit can be provided within the site and turning provision. This would comply with the IOMSP.
• 6.4.3 Overall, it is considered the traffic generated by the proposed units can be accommodated within the existing highway network, without having any significant adverse

impact upon highway safety for all road users and provides sufficient off road parking spaces to serve the dwelling.

6.5 Potential impact upon neighbouring amenities

• 6.5.1 As outlined within paragraph 6.2.11 of this report, it is not considered the proposal would result in any significant adverse impacts upon neighbouring amenities (loss of light, overbearing impacts upon outlooks and/or loss of privacy). The main issue is likely to be additional traffic created (construction traffic/period are not a material planning consideration) by a single dwelling. However, as outlined previously it is not considered a single dwelling would generate a significant amount of traffic to result in a significant adverse impact to amenities to neighbouring properties. Accordingly, the proposal would comply with GP2.

6.6 Impacts upon Ecology / Trees

• 6.6.1 The application includes bat and bird plan and an Arboricultural Impact Assessment.

• 6.6.2 The Ecosystem Team have comments on the application and have raised no objection, subject to conditions which are attached relating to the bat and bird boxes be installed as per the submitted drawings and no external lighting be installed unless a sensitive lighting plan.
• 6.6.3 In relation to trees, following discussions and additional information being submitted Forestry (DEFA) have advised they have no objection to the proposal. The proposal includes the removal of 4 "Category B" trees (trees of moderate quality with a remaining life expectancy of at least 20 years) and 8 "Category C" trees which are trees of low quality with a remaining life expectancy of at least 10 years, or young trees with a stem diameter below 150mm. Therefore a total of 12 trees are being removed to facility the proposed development.
• 6.6.4 An additional 10 "Category U" trees (lowest category) which are defined as a tree in such poor condition that they cannot be realistically retained, with a life expectancy of less than 10 years are proposed to be removed, although this is irrespective of the proposed development.
• 6.6.5 The majority of trees within the area are to be retained, namely trees which run along the north, south and western boundaries. Two trees to the southwest of the new garden area are to be retained. A new tree planting area to the north east of the proposed new extension (set behind and above) is proposed, to create a small woodland consisting of a total of 24 new trees (Oak, Alder and Hazel) to replace the 12 trees being removed.
• 6.6.6 The development is considered acceptable in terms of impacts upon trees and ecology. Furthermore, from a visual perspective the retention of the majority of trees in the area with the additional tree planting, it is considered the loss of trees would be mitigated for and would not have any significant adverse visual impact upon the landscape.
• 6.7 Residential Curtilage

• 6.7.1 Part of the development includes the creation of a residential curtilage around the proposed new dwelling. The residential curtilage shown proposed is as shown within the red line on the "Site and Location" Plan. This follows the line of existing boundary features (wall, banks, landscaping) and is considered acceptable, giving sufficient space for a reasonable sized garden, driveway, parking and turning area for the new dwelling, without affecting adversely the countryside or harming the character and quality of the landscape and therefore comply with EP 1 & 2.

- 7.0 CONCLUSION

7.1 Overall, it is considered the proposed works would not adversely affect the countryside or harm the character and quality of the landscape, have no adverse impact upon any protected species/trees; no adverse highway safety issues and have no significant impacts

upon private or public amenities and therefore comply with HP 11 and EP 1, 2, 3, 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:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

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):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made: Permitted Date: 27.10.2025 Signed : Mr Chris Balmer Presenting Officer

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