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Conversion of Existing Stone Barns to Create Three Residential Dwellings, Ballavarane Farm, Ballamenagh Road, Lonan
Planning Statement – Conversion of Barns at Ballavarane Farm, Lonan, Isle of Man Introduction
This Planning Statement is submitted in support of a full planning application to convert a disused stone-built barn at Ballavarane Farm, Lonan into three high-quality, future-proofed permanent residential dwellings. The barns, which have not been used for agriculture for over a decade, are structurally capable of conversion and form part of a traditional Manx farmstead. This Statement demonstrates in detail how the development accords with the Isle of Man Strategic Plan 2016 – particularly Housing Policy 11 on rural building conversions – as well as other relevant housing, environmental, infrastructure, and sustainability policies. It also draws upon the findings of technical reports (Structural Inspection, Preliminary Ecological Appraisal, and Bat Survey) to show that the scheme is appropriate. Overall, the case is made that the proposal represents a form of sustainable development consistent with local and national objectives (including the Isle of Man Economic Strategy 2022–2032), warranting a positive planning determination.
The previous tenant moved out of the farm around 10 years ago. In the intervening years the farmhouse and land holding were not maintained. The farm was left to Mr David Clague, brother of Stewart Clague however David passed away in July last year and bequeathed the entire farm holding to Ballannette Trust, which is known for its successful conservation work and in particular its nature reserve located close by.
The Trust has undertaken work in the Laxey and Lonan area since 1995 and is now seeking approval to develop the existing stone barns at Ballavarane to create three high quality dwellings and to incorporate the holding as part of the Trust and its nature conservation projects, for which Stewart Clague was awarded an M.B.E by Prince Charles.
The Trust has refurbished the farmhouse and income from its rental to provide income for the Trust to fund its nature conservation work. Once converted, the three dwellings created will also be let to generate further income to fund the work of the Trust.
The Trust is working closely with David Bellamy of Manx Wildlife Trust who has advised on its projects and has discussed with Sophie Costain from DEFA’s Ecosystem Policy Team the registration of the farm.
In future, the Trust may seek to obtain planning consent for a roadway to serve the other existing cottage and the conversion of the detached single story stone barn that is located opposite the barns that form the basis of this application however these would be separate planning applications to be considered on their own merits as and when they are submitted.
Ballavarane Farm is located in Lonan parish on the eastern side of the Isle of Man, approximately 1.25 km south of the village of Baldrine. The site occupies a rural position, with pastoral fields to the north and west and steep coastal cliffs and heathland to the east. Within the farmstead are a dwelling (Ballavarane Cottage) and a cluster of stone barns formerly used for livestock and storage. The surrounding landscape is characterised by traditional Manx hedgebanks, improved grassland fields, and pockets of woodland and wetland along a stream on the western boundary. Notably, the Ballannette Nature Reserve – a wetland and wildlife reserve managed by the Ballannette Trust – lies within 1 km of the site, reflecting the ecological
sensitivity of the wider area. The farm’s eastern boundary abuts the coastal cliffs, beyond which lies the Irish Sea, giving the site a scenic outlook. The general locality is distinctly rural and valued for its scenic and natural qualities.
The existing barns at Ballavarane Farm are traditional dating back to the mid-19th century. The barns have thick random rubble stone walls (approximately 500 mm thick with lime mortar) and a slate clad roof. The barns appear on the 1869 Ordnance Survey map of the area, indicating their historic provenance. These buildings served various agricultural purposes (dairy, livestock penning, crop storage) in the past but have been redundant for at least ten years. They are no longer required or suitable for modern farming needs, resulting in them becoming disused and in need of investment to ensure they are retained and reused. Despite their redundancy, the barns remain substantially intact and form an attractive element of the rural landscape, displaying vernacular architectural features (stone walls, timber roof structure, slate roofing) typical of Manx farm architecture.
A Structural Inspection Report by Axis Consulting Engineers has confirmed that the barns are generally in reasonable structural condition for buildings of their age and type. The stone walls were found to be substantially sound, with only localised defects that would not preclude the sensitive conversion proposed. Some areas will require repair and repointing (which is typical maintenance for exposed stone barns.. Overall, however, the structures are structurally capable of renovation, and no extensive rebuilding is needed – a critical factor that makes conversion feasible. The Structural Report concludes unequivocally that “the barn buildings are substantially intact and structurally capable of renovation,”. In summary, the site consists of disused but robust traditional barns set within a rural farm context. These buildings hold local architectural and historic interest as part of the Island’s built heritage, yet without a new use they risk falling into dereliction. This proposal seeks to secure their long-term preservation and beneficial use by converting them into residential dwellings, in a manner sensitive to their character and environmental setting.
The application proposes the conversion of the disused barns into permanent residential dwellings, to be leased out by the Ballannette Trust. The development will create three separate dwelling units. Each new home will be self-contained with its own dedicated entrances and allocated amenity space. The conversion works will be undertaken within the footprint of the existing structures. The design approach (detailed in the next section) prioritises retaining the barns’ external appearance, restoring the original stonework and architectural features, and ensuring that any new elements are in keeping with the vernacular style.
Key associated components of the proposal include:
out, etc.), consistent with the high-quality nature of the conversions. The overall layout ensures that the new residential use is contained within the established farm building cluster, avoiding any sprawl of domestic curtilage into open fields.
• Building Conversion Works: Internally, the barns will be adapted to create modern habitable spaces (with living areas, kitchens, bedrooms, bathrooms, etc.), meeting current building regulations and comfort standards. Wherever possible, the proposed conversion utilises existing openings in the barns for windows and doors, to preserve the external fabric. Some new openings are proposed for light and access, but these will be limited and designed to blend with the barns’ style (e.g. using windows with a traditional appearance). The roof will be fully reconstructed with new timbers and the structure will be strengthened, before being finished with natural slate to match the original. The stone walls will be repaired and repointed as needed, and any new masonry (for instance, to infill a previously collapsed area or form a small extension) will reuse salvaged stone or closely match the existing. The intention is to faithfully restore the barns’ outward appearance – removing any unsympathetic modern additions or dilapidated elements and showcasing the original character. Internally, modern insulation and services will be installed (see “Sustainability” below) to create energy-efficient dwellings while keeping the exterior largely unchanged.
Overall, the proposed development will repurpose redundant agricultural buildings into three high-quality homes that meet modern needs while preserving the site’s heritage and rural character. The development is of a modest scale (3 dwellings) and is site-sensitive – it confines new activity to the existing farmstead footprint and includes measures to improve the site to the benefit of both residents and the environment. No major new building construction is proposed; instead, the focus is on conversion, aligning with the Isle of Man Government’s emphasis on making use of existing buildings and brownfield land for housing needs. This proposal will breathe new life into Ballavarane Farm’s disused barns, providing much-needed housing accommodation (to be made available for local people via long-term lease) and supporting the Ballannette Trust’s charitable aims, all in an environmentally responsible manner.
Planning Policy Context Isle of Man Strategic Plan 2016 – Housing and Development Policies
The Isle of Man Strategic Plan 2016 (approved March 2016) provides the overarching planning policy framework for the Island, setting out strategic policies on development, housing, the environment, and infrastructure. Several policies in the Strategic Plan are directly relevant to this proposal, notably Strategic Policy 3, Strategic Policy 11, and Housing Policy 11, among others. The Plan recognises a general presumption against new development in the open countryside except in limited circumstances, and it emphasises the reuse of existing buildings and previously developed land as a sustainable way to meet development needs. These principles are encapsulated in the Strategic Plan’s guidance for housing provision, which adopts a sequential approach: “seek to develop within existing settlements, or on previously developed land or by the redevelopment, regeneration and conversion of existing housing. Only then will greenfield sites be brought forward”. In other words, conversions of suitable existing buildings are encouraged as a priority, before considering any new-build housing on greenfield land. This approach aligns with broader sustainability goals by making efficient use of the island’s existing building stock and infrastructure.
Housing Policy 1 and Strategic Policy 11 of the Strategic Plan set out the island’s housing needs up to 2026, projecting the need for 5,100 additional dwellings (net) between 2011 and 2026. Importantly, this target includes dwellings created by conversion as contributing to the supply. The Strategic Plan thus clearly contemplates that a portion of new housing will be delivered through converting redundant buildings. Our proposal directly contributes to this objective by creating 3 new dwellings via conversion, thereby helping to meet the identified housing demand in the East without consuming undeveloped land. Furthermore, the spatial distribution in the Plan allocates about 2,440 of those new dwellings to the East region (which includes Lonan). Allowing this conversion will add to the East’s housing stock in a manner consistent with the Plan’s strategy of focusing development primarily in or around existing settlements while also utilising opportunities for brownfield conversions.
The Strategic Plan’s General Policy 3 (GP3) is highly pertinent because the site lies outside of a defined development zone. GP3 provides that “Development will not be permitted outside of those areas which are zoned for development with the exception of the conversion of redundant rural buildings which are of architectural, historic or social value and interest.”. This policy establishes a vital exception to the general restriction on countryside development by explicitly supporting the conversion of redundant rural buildings, provided they are of some merit (architectural, historic or social interest). In this case, the Ballavarane barns qualify under GP3’s exception: they are clearly redundant in terms of their original agricultural use (unused for 10+ years) and they are of notable architectural/historic interest as traditional 19th-century Manx stone barns. By falling within this exception, the proposal in principle is aligned with the Strategic Plan’s requirements for development in the countryside. No new-build housing is being introduced; rather, an existing rural asset is being preserved and put to adaptive reuse. This not only accords with GP3 but also supports the Strategic Plan’s heritage conservation aims by retaining an element of the island’s built heritage. As paragraph 8.10.2 of the Strategic Plan notes, “Conversion of such buildings into dwellings can make a useful contribution to the housing stock, ensure retention of our built heritage, and improve the appearance of what might otherwise become derelict fabric. The proposal embodies this policy intent by adding to the housing stock through conversion, safeguarding heritage structures, and preventing dereliction of the farm buildings.
Most critically, the proposal is assessed against Housing Policy 11 (HP 11) of the Strategic Plan 2016, which deals specifically with conversions of existing rural buildings to dwellings. Housing Policy 11 states: “Conversion of existing rural buildings into dwellings may be permitted, but only where:
Additionally, HP 11 specifies that “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.”. It also makes clear that permission will not be granted for the rebuilding of ruins or for inappropriate large
extensions that would compromise the building’s character – underscoring that the policy is intended for genuine conversions of worthy existing structures, not new-builds in disguise.
Our proposal has been carefully developed to fully satisfy all criteria (a) through (f) of Housing Policy 11, as summarised below:
caretaking presence to the area. Accordingly, criterion (e) is satisfied – there is no land use incompatibility.
• Services and Infrastructure (Criterion f): The barns either have existing service connections or can be provided with all necessary utility services without undue public expenditure. Water and electricity utilities run to the site (serving the existing house), and these networks have capacity to be extended to the new dwellings. Foul drainage will be handled on-site by a private sewage treatment system (or septic tank with suitable drainage field) to be installed subject to Building Control and environmental approvals – no public sewer extension is required. Access will be via the existing private driveway. In summary, the development does not rely on any significant public infrastructure investment; all required services (water, power, telecoms, waste disposal) are readily achievable at the applicant’s cost. Thus, criterion (f) is met.
In light of the above, the proposal clearly complies with Housing Policy 11 in full. All the preconditions for permitting a rural building conversion are satisfied. Moreover, the detailed way in which the project is designed aligns with the additional guidance under HP 11: the conversion will “re-establish the original appearance” of the barns by restoring their traditional façades (for example, removing a dilapidated modern shed addition will reveal the original wall, and historic door openings will be re-opened as windows/doors), and it will utilise matching materials (the same stone, reclaimed slate, etc.). No element of the proposal would violate the caveats of the policy (we are not rebuilding a ruin, and we are not proposing extensions beyond the barns’ envelope). Therefore, Housing Policy 11 provides strong policy support for granting permission to this scheme.
Other Strategic Plan policies also come into play: Strategic Policy 2 and Strategic Policy 5 relate to sustainability and infrastructure, and Environment Policies (e.g. Env Policy 1 on biodiversity, Env Policy 7 on water) require that developments protect environmental quality. In subsequent sections of this statement, we address how the proposal meets those considerations (for instance, by implementing ecological mitigation and sustainable drainage). Overall, when measured against the Isle of Man Strategic Plan 2016, this development is well-aligned with the core policies: it represents an appropriate form of countryside development (conversion of an existing building of value) rather than a new sprawl, it contributes to housing supply through a preferable brownfield method, and it does so in a way that protects heritage and the environment. The principle of the development is firmly supported by the Strategic Plan.
The application site falls within the jurisdiction of the Area Plan for the East. The Plan translates the highlevel Strategic Plan policies into specific spatial policies and zoning for the Eastern Parishes, including Garff (Laxey and Lonan). Under this plan, development is directed principally toward established settlements in the East – Douglas (the Main Centre), Onchan (Service Centre), the Service Villages of Laxey and Union Mills, and several smaller villages including Baldrine. The site at Ballavarane Farm is outside the nearest village boundary (Baldrine) and is in an area considered open countryside (unzoned for development in the Area Plan). The plan’s strategy is to limit housing development in the countryside to exceptional cases. Indeed, one of the stated objectives of the Area Plan is “to allow housing in the countryside only in exceptional circumstances.” This proposal falls into such an exceptional category by virtue of being a conversion of existing rural buildings (as opposed to a new dwelling on a greenfield site). It therefore does not undermine
the Area Plan’s settlement hierarchy; rather, it aligns with the plan’s recognition that some development (like reuse of redundant buildings) can occur outside settlements in line with Strategic Plan exceptions.
Notably, the Area Plan for the East explicitly acknowledges and incorporates Strategic Plan policies like GP3 and HP 11. The plan states that Strategic Plan Housing Policies 1–18 (including HP 11) are to be implemented where relevant through the plan. There is no local policy in the Area Plan that contradicts or overrides HP 11 – on the contrary, the local plan endorses the approach that brownfield conversions contribute to housing delivery. The Plan’s housing chapter references the need to focus on urban sites and conversions before using countryside land. It calculates housing supply in part based on expected “windfalls” and conversions during the plan period. Our development would be one such windfall conversion adding to supply. The Area Plan also identifies that by mid-2018 a significant number of dwellings had already been delivered or approved via conversions in the East, helping meet targets. Approving this application would be consistent with that trend and the Plan’s housing supply assumptions.
Regarding landscape and environmental designations: Under earlier plans, parts of the East were labeled as “Areas of High Landscape Value or Coastal Value,” but the Area Plan for the East has replaced that with reference to the Island’s Landscape Character Assessment (2008). The site is within an attractive coastal rural landscape, but it is not within a Conservation Area or an Area of Special Scientific Interest. The Landscape Character Assessment (LCA) identifies this portion of Lonan’s coast as a distinctive landscape type valued for its scenic quality and cultural heritage. Government policy (Strategic Plan General Policy 2 and Environment Policy 3) is that the unique landscape characteristics of the Isle of Man should be “recognised and protected for the future, remaining free from inappropriate development.”. The Area Plan echoes this, seeking to protect sensitive landscapes from harmful change. The proposed conversion is in keeping with this mandate because it is not introducing a new intrusive development; it works with the existing built fabric. Converting and modestly improving an existing farmstead is far less impactful than any new construction would be. Indeed, by repairing the barns and controlling their use, the scheme will likely enhance the appearance of the site within the landscape (a tidy, restored group of traditional buildings instead of decaying structures). We refer to the LCA in the later section on landscape impact, but from a policy perspective, nothing in the Area Plan’s landscape policies precludes this development – on the contrary, retaining traditional buildings supports landscape character.
The Area Plan for the East also contains General Policies that apply across all development. For instance, there are policies on design, access, and environmental protection. While these are not numbered individually in the written statement, they reinforce that new development (including conversions) should be well-designed and sustainable. The proposal has been formulated to comply with such general principles: for example, General Policy 2 of the Strategic Plan (carried into the Area Plan) requires high standards of design, and we have committed to a sensitive design approach preserving the vernacular style. General Policy 3 (as noted) restricts rural development to conversions of valued buildings, which we satisfy. Environment Policy 14–17 in the Strategic Plan (and mirrored in the Area Plan) address biodiversity, ecology, and reuse of buildings for other purposes. We have taken those into account by conducting ecological surveys and planning mitigation (discussed later), thereby aligning with the requirement to adopt a precautionary approach in areas of ecological interest. The site is not a formally designated wildlife site, but given the proximity to Ballannette Reserve and presence of habitats on site, the precautionary principle has been applied – which is consistent with Area Plan guidance that development affecting areas of ecological interest be carefully considered.
In summary, the Area Plan for the East supports this proposal by virtue of it conforming to the strategic exceptions for rural conversions. It does not designate this site for any conflicting use (e.g. it’s not needed as protected agricultural land or reserved for other infrastructure). The plan’s emphasis on sustainable development and reuse of existing assets is met: the plan specifically desires “active regeneration of… previously developed land” as an outcome, and this project delivers on that by regenerating a previously developed farmstead. Additionally, the Area Plan’s objective (vi) limiting countryside housing to exceptional cases is fulfilled by invoking the exact exceptional case anticipated – conversion of an existing building of merit. Therefore, granting approval would be consistent with both the letter and spirit of the Area Plan for the East.
Conclusion on Policy Context: Both the island-wide Strategic Plan and the local Area Plan provide a strong policy basis for approving the Ballavarane Farm barn conversion. The development aligns with Housing Policy 11 and General Policy 3 of the Strategic Plan, which permit rural building conversions subject to criteria (all of which are met). It advances Strategic Plan housing supply goals in a sustainable way (using a brownfield site). It also fits within the Area Plan’s framework as a permissible exception in the countryside that protects landscape character and does not compromise the plan’s focus on directing most growth to settlements. In light of this clear policy support, the principle of development is established as acceptable. The following sections address specific material planning considerations in more detail – demonstrating that matters of design, appearance, landscape impact, access, amenity, ecology, structure, drainage and sustainability have all been carefully evaluated and are in compliance with relevant policies and best practice.
The design approach for the conversion has been to treat the barns’ original character and setting with the utmost respect, ensuring a sensitive design that retains the agricultural heritage appearance while providing attractive homes. In accordance with Strategic Plan guidance for barn conversions, the project will “reestablish the original appearance of the building” wherever possible and use matching materials for any new work. The goal is that upon completion, the buildings will still read as historic stone barns (albeit wellmaintained ones), thereby preserving the visual character of the site within the rural landscape.
Key design principles and features include:
generally modest, rectangular openings that mimic the style of traditional barn windows and openings. The intent is to avoid any jarring modern fenestration; instead, new elements will blend in seamlessly.
• Materials and Detailing: All materials used in the conversion will match or complement the existing barn materials. The stone walls will remain exposed and will be repaired with local stone to match the original fabric. The roof will be finished in natural slate (reusing salvageable slates from the site wherever possible and supplementing with similar slate where needed).
In terms of appearance from public viewpoints, the site is set back from the public highway so as to be out of view. Nonetheless, with the conversion complete, any person viewing the barns would see a sensitively refurbished farmstead: stone walls intact, new roofing in traditional slate, and overall an appearance of a cared-for rural homestead - an enhancement compared to the current appearance, where the barns show signs of disuse and disrepair (broken doors, missing slates, weed growth, etc.). The conversion will tidy up these issues, lending a well-maintained rural aesthetic. In night-time appearance, lighting will be kept to a minimum and done sensitively (e.g. downward-facing cottage-style wall lights by entrances) so as not to create light pollution or an “urban” look in this dark sky area.
Attention is drawn to the fact that this design approach directly responds to the requirements of Housing Policy 11 and associated guidance: using the “same materials as… the existing building” and restoring original appearance. We believe the design and appearance of the proposed converted dwellings are of high quality and appropriate to their setting, in line with General Policy 2 of the Strategic Plan (which seeks good design) and the Area Plan’s general expectation that new developments in the East “respond sensitively to and enhance their local context.”. The end result will be three attractive rural homes that still look like part of a historic farm complex, thereby preserving the character of the existing site.
In summary, the scheme’s design has been conceived with conservation in mind, retaining the barns’ external integrity and agricultural character. The appearance of the buildings post-conversion will be sympathetic to tradition and in keeping with the Landscape Character of the area. This careful design approach ensures the proposal meets material planning considerations regarding design/visual amenity and satisfies the planning policies that call for contextually appropriate, sensitive design in rural conversions.
Landscape and Visual Impact Landscape Character: Ballavarane Farm sits within a landscape of high scenic and cultural value, characterised by coastal farmland, hedgerows, and open views to the sea. The Isle of Man Landscape Character Assessment (2008) classifies the Eastern coastal fringe (which includes Lonan) as a distinct character area with features like traditional farmsteads, patchwork fields, and gorse-clad slopes. Government policy (carried through the Strategic Plan and Area Plan) is to protect such unique landscape characteristics from inappropriate developmentfile. The proposal has been formulated to respect and conserve the landscape character by working with the existing built form and avoiding any significant visual intrusion. The conversion of existing barns does not introduce new building silhouettes or heights; it maintains the status quo of built form in the landscape. As such, the visual impact on the landscape is minimal and entirely localised to the immediate site. Visibility: The site is not widely visible in the public realm. It is tucked down a minor lane and partially screened by existing trees and hedgebanks. The most likely views are: from the adjacent Ballamenagh Road
when passing the new entrance (where one might glimpse the farm buildings at a distance across the field), and potentially from sections of the coastal public footpath or the Ballannette Nature Reserve area to the northeast (though at over 0.5 km away, the farm is a small element in a broad view). In any case, the barns are already an established part of the view. Post-conversion, their external form and colour will remain the same (stone walls and grey slate roof), so to an outside observer the farmstead will look much as it does now, only in a refurbished state. There will be some changes that are perceptible at close range – for example, new windows with glazing might catch the light, or at night some interior lights might be seen – but these are limited and typical of rural dwellings. The proposal does not involve any tall structures, flashy materials, or large surfaced areas that could catch the eye from afar.
Impact on Scenic Quality: By preserving the barns, the proposal helps maintain the scenic quality and rural ambiance of the area. If these barns were to collapse or be removed, a piece of the cultural landscape would be lost. Their conversion ensures they continue to contribute positively to the landscape’s visual narrative (historic farm complexes are an expected and valued component of the Manx countryside).
Highways and Access Access Arrangements: The proposal will utilise the existing access which has sufficient visibility to afford safe access and egress. Traffic Impact: Typically, rural dwellings of the type proposed might generate in the order of 2–3 vehicle trips per household per day on average. So we are looking at perhaps 6–9 additional vehicle movements in and out per day. This is negligible in the context of the local road, which is accustomed to serving scattered homes and farms. Previously, the farm in active use might have generated agricultural traffic (tractors, etc.), though that has long ceased. In any case, the scale of traffic from this development will not have a material impact on road capacity or function. Ballamenagh Road connects to the A2 main road at Baldrine, and the small increment of traffic is easily absorbed. There are no known congestion or safety issues in the immediate vicinity that would be exacerbated and it is noted that several new passing places have been added recently on the highway that serves the lane to the proposed dwellings.
Parking and On-Site Circulation: Each dwelling will be provided with sufficient parking within the site, as outlined in the Proposed Development section. This meets the typical parking standards (which calls for 2 spaces per dwelling in rural areas). There will also be space for visitor parking so that any overflow does not end up on the public road. Keeping all parking on-site ensures the public road remains clear and safe. The site layout accommodates turning for service/delivery vehicles in the courtyard, meaning larger vehicles can enter and leave without reversing onto the highway.
In terms of policy compliance, the proposal addresses infrastructure and access requirements. The Strategic Plan’s Infrastructure policies seek safe and suitable access for all development and integration with existing networks. No objections are anticipated from the Highway Services Division since we are proposing to use an existing access and the usage intensity is modest.
In summary, the highways and access arrangements for the development are sound. The existing access is safe and appropriate for the scale of the development, the increase in traffic is minimal, and sufficient parking/turning is provided on-site. The proposal therefore accords with relevant Infrastructure and Transportation policies, which require developments to have safe access and not adversely impact the road
network. It is concluded that the scheme ensures that there are no highway reasons to resist the development.
An ecological assessment of the site has been carried out to ensure the development protects and, where possible, enhances local biodiversity. Ecology Vannin conducted a Preliminary Ecological Appraisal (PEA) in April 2024, and the Manx Bat Group performed specialist Bat Surveys in summer 2024. The findings of these studies have informed the proposal and led to mitigation measures being incorporated to safeguard wildlife, consistent with Strategic Plan Environment Policies and the Isle of Man’s UNESCO Biosphere commitments.
Habitats: The site comprises mainly modified grassland fields, hedgebanks, and the buildings themselves. The PEA found that the fields are species-poor improved grassland (regularly cut for silage or grazed), of low intrinsic ecological value. The boundaries (earthen berms with gorse and hawthorn hedges) offer better habitat value, providing nesting opportunities for birds and foraging/commuting routes for bats. A ribbon of woodland and a stream along the western boundary is a notable habitat feature, feeding into a small wet grassland area. This stream and associated wetland likely support common invertebrates, maybe amphibians, and are part of a habitat corridor. The Ballannette Nature Reserve nearby indicates that the general area is rich in birdlife and possibly some protected species (though the reserve itself is 0.5–1 km away, so direct impact is unlikely. There are no statutorily protected sites (ASSIs, etc.) on the farm, but the PEA notes that Ballannette Nature Reserve is a privately protected site in the vicinity and that the coastline is an important habitat.
The buildings (barns) are a key focus for ecology because old barns often host protected species like bats and barn owls. The PEA included a Preliminary Roost Assessment of the barns and recommended a dedicated bat survey, which was done in September 2024 (peak of bat activity season).
Bat Survey Findings: The bat survey report (Kevin Wells, Sept 2024) concluded that no evidence of roosting bats was found in either the L-shaped Eastern Barn or the smaller Western Barn. There were no droppings, staining, or feeding remains detected during internal and external inspections. While the stone walls do have several gaps and crevices that could be potential roost features (PRFs), these were assessed as being suboptimal for bats – likely due to the site’s exposed coastal location with few sheltered flyways to other feeding areas. The surrounding habitat, being open pasture and cliff, is not as inviting for bats as woodland or wetland would be. The nearest better bat habitat is the stream corridor at the west, but between that and the barns is open ground. The bat survey noted that the property is “in a very exposed location with few ideal protected flight routes to other feeding locations suitable for use by bats. This explains why bats were not found to be using the barns at the time of survey. It’s possible that on rare occasions a transient bat might investigate the crevices, but no established roost (summer or winter) appears to be present.
It is worth mentioning that the surveyors held a DEFA bat license and followed BCT guidelines, lending credibility to the results. Nonetheless, the absence of evidence is taken with caution, and we remain prepared to implement precautions during construction (see mitigation below) on the off-chance a bat is found.
Birds and Other Fauna: The barns were observed to be actively used by nesting birds, specifically swallows (Hirundo rustica) and possibly swifts, during the spring survey. The PEA noted at least three swallow nests
being built in the ground floor of the main barn during the April survey. Swallows are migratory birds (summer visitors) protected under the Wildlife Act especially when nesting (their nests cannot be disturbed while in use). No barn owl or evidence of owl pellets was noted, so it’s unlikely barn owls are resident. Common birds like blackbirds, tits, etc., use the hedgerows and could forage in the barns. No evidence of any other protected species (like bats as mentioned, or hedgehogs, lizards, etc.) was specifically noted. Ecological Mitigation Measures: Based on these findings, a suite of mitigation and enhancement measures will be implemented:
Compliance with Policy: These efforts ensure compliance with Environment Policies 1 and 2 of the Strategic Plan which require protection of biodiversity and avoidance of harm to protected species, as well as Environment Policy 16 which deals with reuse of rural buildings for new purposes and requires that such reuse should not lead to unacceptable impacts on wildlife. We have shown that converting the barns will not harm bats (none present) and that nesting birds will be fully mitigated for. In fact, HP 11 criterion (e) and (f)
indirectly touch on environmental compatibility – we have addressed those by ensuring residential use won’t harm adjacent nature.
In conclusion, the biodiversity and ecology impacts of the development have been carefully evaluated and will be properly managed. All material ecological considerations (bats, birds, habitats) are being addressed through timing, alternative provision, and habitat improvements. The end result will see the site supporting at least as much if not more wildlife than before, which is a positive outcome. The development therefore complies with relevant wildlife protection laws and policies, and indeed exemplifies how development and ecology can be balanced.
The structural feasibility of converting the barns has been confirmed by the detailed Structural Inspection Report prepared by Axis Consulting Engineers. It is important from a planning perspective to demonstrate that the buildings are capable of conversion without major reconstruction, in line with policy requirements (Strategic Plan HP 11 criterion b). The findings of the structural survey give confidence that the proposal is structurally sound and deliverable.
Summary of Structural Findings: As noted earlier, the barns are in generally good structural condition for their age. The stone masonry walls are largely intact, with no significant sections of collapse or failure. The report noted only some localised defects, such as a diagonal crack in one corner of a barn likely due to past settlement, and areas where the wall top had spread outward slightly under roof load. These are typical issues in old barns and can be remedied by targeted underpinning or stitching of cracks and by tying the walls to a strengthened roof structure. The foundation conditions appear stable (no ongoing settlement observed, crack patterns are historic and not actively worsening). The barns have stood for ~150 years, indicating inherent stability in their construction.
The barn’s roof shows some evidence of “roof spread,” meaning the rafters have pushed outward on the walls over time. The engineers recommend reinforcing or partially rebuilding that roof – achievable using steel ties or new purlins, etc., all internally, maintaining the external look. In terms of floors, the barn has timber upper floors which in places are deteriorated. Some sections will need repair or replacement, but this is routine in a barn conversion.
Crucially, the structural report concludes that “the barn buildings are substantially intact and structurally capable of renovation”. This conclusion directly supports the viability of conversion under policy. The engineers did not identify any fatal flaws (like foundational collapse, major lean, or insufficient load capacity) that would require demolition. No part of the barns is to be demolished except a small lean-to addition that is not original (and which is not needed for structural stability).
Conversion Works and Methods: The structural strategy for the conversion will involve: stabilising the walls where needed (e.g. adding lateral restraints in the form of steel tie bars or ring beams hidden in the new floor structure to prevent any further spread), repointing and repairing mortar joints to restore wall integrity and weatherproofing, replacing all roof timbers with new treated timbers of adequate size (this allows us also to incorporate insulation and roofing membrane), reinforcing the roof by installing tie-beams or steel rods to counter thrust and replacing any decayed rafters, and repairing or renewing floor joists and adding a new floor where missing.
All these works are typical in barn conversions and well within standard engineering practice. The result will be structurally upgraded buildings that meet Building Regulations for residential use (capable of supporting domestic floor loads, wind loads on new windows, etc.). The structural interventions will be done sensitively to not harm the exterior.
Policy Compliance (Structural): By proving structural capability, we adhere to HP 11(b). We are also aligned with the principle that “Permission will not be given for rebuilding of ruins” – here we are not rebuilding, only repairing. The framework of the barns remains the backbone of the project.
Once converted, the barns will essentially be new houses inside old walls, expected to stand for many decades more. Maintenance will be easier since after conversion the buildings will have proper weatherproofing and occupancy (heated and cared for), which significantly slows deterioration versus being left as open barns. So the development prolongs the life of the structure – a positive outcome for heritage conservation.
In summary, the structural suitability of the barns for conversion has been demonstrated. The buildings are capable of supporting the new use with reasonable and planned reinforcement. This satisfies a key material consideration: that the development is practicable and will not result in unstable or substandard buildings. We conclude that there are no structural impediments to the granting of permission.
Proper arrangements for drainage (both foul sewage and storm water) and other utilities have been designed to ensure the development is fully serviced without adverse effects such as flooding or pollution. This addresses criterion (f) of HP 11 regarding satisfactory services without unreasonable public expense, and aligns with infrastructure and environmental policies requiring sustainable water management.
Foul Drainage: Currently, as an agricultural site, the barns have no foul drainage system. For the new residential use, a suitable private sewage treatment solution will be implemented. After evaluating options, the likely approach is to install a packaged sewage treatment plant (PTP) to serve all three dwellings communally. This device (such as a Biodisc or similar) will treat wastewater to a high standard on-site. The treated effluent can then be discharged either to the nearby stream (with appropriate discharge consent from DEFA) or to a drainage field on the farm land if percolation is good.
Conclusion In summary, the proposed barn conversions at Ballavarane Farm represent a holistically sustainable development that accords with all relevant Isle of Man planning policies and objectives. The principle of development is firmly supported by the Strategic Plan – notably Housing Policy 11, which our proposal satisfies in full (redundancy proven; structural soundness confirmed; architectural interest retained; modest scale; compatible use; self-serviced). The project aligns with the Area Plan for the East by utilising an existing rural building asset under the exceptional circumstances allowed for countryside housing, thereby avoiding any new greenfield development. It respects and enhances the rural character and sensitive landscape setting of Lonan, preserving scenic quality and built heritage rather than introducing inappropriate change. All material considerations have been addressed through a carefully thought-out scheme:
• Design and Appearance: The conversions are designed to be sympathetic to the original barns, using matching materials and restoring historic features. The resultant dwellings will blend into their
surroundings as refurbished traditional buildings, securing the long-term future of these heritage structures.
Taking all the above into account, the conversion of these barns into dwellings accords with the development plan, with no policy conflicts identified. There are clear benefits in terms of housing supply (delivering 3 new dwellings through brownfield conversion in the East, consistent with Strategic Policy and Housing Policy targets, heritage conservation and landscape preservation. No material planning objections remain unresolved: issues of design, access, ecology, etc. have been satisfactorily mitigated or by the proposal.
On balance, the planning merits of this scheme are overwhelmingly positive. It will secure the long-term use of redundant rural buildings in a manner that respects the character of the site and its surroundings, while aligning with the Isle of Man Government’s strategic objectives for sustainable, high-quality development. The proposal demonstrates that economic growth (in the form of new housing and associated investment) can be achieved in tandem with environmental stewardship and social responsibility – precisely the vision set out in the Island’s Strategic Plan and Economic Strategy.
For these reasons, we respectfully request that the application be approved. The development is shown to comply with all relevant policies of the Isle of Man Strategic Plan 2016 and the Area Plan for the East, and it constitutes sustainable development that will contribute positively to the Isle of Man’s economy, community and environment. Granting permission will enable the Ballannette Trust to deliver this beneficial project, creating new homes and safeguarding a piece of Manx rural heritage, to the lasting benefit of the Island.
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