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 Alex Gelling, Ref 25/90779/B, for the Conversion of existing mill building with construction of extension to create new dwelling at Old Mill Building Rock Farm Main Road Crosby Isle Of Man IM4 2DW .

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. 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.
• 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.
• 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.

• 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.
• 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.
• 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.
• 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.

• 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.

• 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.
• 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 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

This decision has been made for the following reasons(s) 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.

Date of Issue: 30th October 2025

A MORGAN Interim Director of Planning and Building Control

Guidance Note

This decision was made by the Planning Committee in accordance with the authority delegated to it.

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