DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 19/00950/CON Applicant: Mark Watson Proposal: Registered Building consent for the conversion of farm outbuildings to 5 tourist units with associated parking (in association with PA 19/00949/GB) Registered Building Nos. 268 Site Address: Glyn Moar Outbuildings Glen Mooar Road St Johns Isle Of Man IM4 3AQ Technical Officer: Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.05.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

• C 2. No development shall commence until a full and comprehensive photographic survey of all three barns has been submitted to and agreed in writing by the Department.

Reason: To ensure that the existing condition of these historic buildings is appropriately recorded.

• C 3. Prior to undertaking any internal alterations within the Barn 1 room containing the stable stalls (the left hand living room on drawing 18/2742/11G), and the storage area at first floor level above, details of the works are to be submitted to and approved by the Department. Thereafter, the internal works are to be undertaken in accordance with the approved details.

Reason: To ensure that the significant historic fabric within the building is protected and preserved.

• C 4. All of the proposed windows hereby approved are to be framed in timber, and retained as such thereafter.

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Reason - to ensure that the materials used in the conversion of these historic buildings are appropriate and respect the existing fabric.

C 5. All Fakro roof lights hereby approved are to be installed using a 'J' recessed flashing kit. Reason: To ensure that the modern interventions approved within this application respect the form of the historic buildings. This application has been recommended for approval for the following reason.

The application is in accordance with section 16 of the Town and Country Act 1999 as the building's special interest is being preserved. The application is also judged to meet the tests of Planning Policy Statement 1/01 as well as Strategic Policy 4, Environment Policy 32 and Environment Policy 34 of the IOM Strategic Plan 2016 as the building is being protected and preserved, and traditional materials are being used. Although concerns were initially raised by the Principal Registered Building Officer regarding the impact on the special interest of the buildings, the proposals have been amended to address these concerns. The harm caused by the remaining interventions is judged to be offset by the restoration and repair works proposed to the historic fabric, and overall the proposals are therefore judged to preserve the special interest. Conditions have been added to ensure that the special interest is preserved and adequately recorded. The application is therefore judged to be acceptable.

Plans/Drawings/Information; This decision relates to drawings;

• 18/2742/01G received 3.6.2021,
• 18/2742/02 received 28.8.2019,
• 18/2742/03 received 7.8.2020,
• 18/2742/04 received 28.8.2019,
• 18/2742/05 received 28.8.2019,
• 18/2742/06 received 28.8.2019,
• 18/2742/07M received 8.11.2022,

together with drawings 18/2742/08M, 18/2742/09F, 18/2742/10F, 18/2742/11G, 18/2742/12F, 18/2742/13F, 18/2742/14N all received 15.4.2024.

_______________________________________________________________ Interested Person Status – Additional Persons

It is recommended that the Department of Infrastructure Highways Division should not be awarded Interested Party Status as their comments do not relate to relevant issues set out in Environment Policies 30 to 35 and 39 of the Strategic Plan 2016 in accordance with paragraph 2C2 of the Policy. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the curtilage of Glen Mooar House (also referred to as Glyn Moore or Glyn Moar). The house and outbuildings are entered on the Protected Buildings Register (RB 268). The house dates from the mid-19th century and is designed in a Manx Gothic Revival style. The outbuildings pre-date the main house, with the first edition ordnance survey map showing the current outbuildings positioned immediately to the west of the historic farmhouse, which is

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no longer in existence. The outbuildings represent a surviving example of a vernacular farmyard likely to date from the first half of the 19th century (and perhaps earlier).

2.0 THE PROPOSAL - 2.1 This application seeks registered building consent for the conversion of the outbuildings in to five self-catering tourist units. The proposal includes the introduction of a natural slate roof to each building, installation of new timber framed windows in to existing external openings, repointing of walls, the introduction of new floors, the subdivision of internal spaces, and the creation of new openings.

3.0 PLANNING POLICY - 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions

(3) In considering —

• (a) whether to grant planning approval for development which affects a registered building or its setting, or
• (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;

Environment Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.

Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.

3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY RB/3 General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:-

• o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
• o The particular physical features of the building (which may include its design, plan, materials
• or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;

• The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or

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where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).

POLICY RB/5 ALTERATIONS AND EXTENSIONS

In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence.

4.0 PLANNING HISTORY Reference Number: 22/01251/CON Status: Permitted Proposal: Registered building consent for creation of opening in ground floor tv room to form double-sided fireplace - RB 268 Reference Number: 21/00935/CON Status: Permitted Proposal: Registered Building consent for electrical and plumbing refit at second floor level, and alterations to the floor layout at second floor level and to the rear of the ground floor kitchen Reference Number: 21/00018/CON Status: Permitted Proposal: Registered Building consent for repair works to roof slates, chimney stacks and gable coping slabs. Registered Building Nos. 268 Reference Number: 17/00338/CON Status: Application Withdrawn Proposal: Registered Building application for demolition of structures in poor state, construction of garage, new driveway and conversion of outbuildings in to residential accommodation including glazed extension - RB 268 (in connection with application 17/00337/GB) Reference Number: 17/00337/GB Status: Application Withdrawn Proposal: Demolition of structures in poor state, construction of garage, new driveway and conversion of outbuildings in to residential accommodation including glazed extension (in connection with registered building application 17/00338/CON) Reference Number: 98/00406/A Status: Permitted

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Proposal: Approval in principle for conversion of barns into single dwelling, Glenmooar, St Johns, German.

Reference Number: 94/01300/A Status: Permitted Proposal: Approval in principle for conversion of barn to office accommodation, Glenmooar, St. Johns, German.

Reference Number: 93/01612/B Status: Permitted Proposal: Conversion of redundant barns to 4 self-contained tourist apartments, Glenmooar, St. Johns, German.

Reference Number: 93/01316/A Status: Permitted Proposal: Approval in principle for conversion of redundant barns to 4 self-contained tourist apartments, Glenmooar, St. Johns, German.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.1 DEFA ecology initially raised concerns regarding the presence of bats, nesting birds, Japanese knotweed and the applicant's responsibilities under the Wildlife Act. Following discussions with the applicant and their agent, mitigation and other landscaping measures have been agreed that alleviate the concerns raised. However, as these measures do not relate to the elements requiring registered building consent, they are being considered and conditioned under the concurrent application 19/00949/GB (25.9.2019, 15.10.2019 & 4.11.2022). - 5.2 DEFA Principal Registered Buildings Officer:

• 5.2.1 I am supportive of the principle of the conversion of the outbuildings to tourist accommodation, particularly if the income is used to help maintain the principle building. It is important that any conversion of the outbuildings does not cause harm to the setting of or potentially harm the long term viability or interest of the main house and the proposals should demonstrate this and put safeguards in place if any risk is possible.
• 5.2.2 While I am supportive of the principle, I have concerns regarding the proposals as submitted for the following reasons: The application fails to make any identification or analysis of the outbuildings nor any type of assessment of features or details that contribute to the buildings special interest. It is evident from the submitted photos that there are elements within the buildings that are of potential historic interest, such as the timber stall dividers in barn1. No attempt has been made to understand their province or understand their significance. Policy RB4 is clear that an applicant will have to illustrate that the effect of any proposed changes upon the architectural and historic interest of the building will be minimised. An assessment of the structures including features of potential special interest should have been undertaken in the first instance and proposals developed upon this evidence base. Policy RB/5 is quite clear instating "Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting." Where there are elements of architectural or historic interest a scheme should be designed to incorporate such elements. I also have concerns regarding some of the proposed works. The farm buildings are traditionally constructed vernacular buildings, I do not support the proposed cement render tanking of these buildings, due to the potential long-term damage that could be caused. Traditional materials should be used including lime that would enable these solid wall

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structures to regulate moisture and ensure their long term preservation. Any insulation should also be breathable and appropriate for traditional buildings. I am also concerned by the proposed concrete ring beam and roof alterations to barn 1 which is stated in the Design and Access Statement but not clearly shown on the proposed plans, further information would be required to show this and fully explain why this is proposed. While I am supportive of the use of timber windows I consider some the window design and details to need further consideration and refinement some appearing too generic and overly domestic in this setting. I am also concerned over the volume of proposed parking and the impact this would have upon the setting of the group, this matter has not been the subject of any assessment or consideration as part of the proposals.

• 5.2.3 In summary I have concerns that the proposals would be harmful to the character of this complex of outbuildings and I therefore cannot support the proposals in their current form as they fail to sufficiently demonstrate the optimum viable use that is compatible with the fabric, interior and setting of the building, all of which affect its special character as a building of merit (22.7.2020 and 23.8.2022).
• 5.2.4 The Principal Registered Buildings Officer left their post in September 2023 and has yet to be replaced. Numerous meetings have taken place with the applicant and their agent since these comments have been made. The most recently submitted amended scheme (April 2023) seeks to remedy the concerns raised, and will be assessed in section 6.

5.3 Manx National Heritage have submitted comments that reiterate the comments made by the Senior Biodiversity Officer regarding bats and nesting birds. The comment also suggests that the barns should be interpreted and recorded prior to work taking place (15.7.2021). - 5.4 German Parish Commissioners initially objected to the volume of mature trees that were proposed to be felled as part of this development (28.7.2021). Following the submission of amended documents, the commissioners stated that they had no objections (18.11.2022). - 5.5 D.O.I. Highways have stated that there is no highways interest in this application (9.9.2019, 28.6.2021, 3.5.2022, 25.10.2022, 9.11.2022 & 11.11.2022). Following the republication of the application with amended information (April 2024), Highways have stated that they have no further comments (17.4.2024).

6.0 ASSESSMENT Statutory Test - 6.1 Section 16 of the Act states that the "Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses." In this instance, the existing barns are in a poor state of repair. It is considered that the reuse of the barns and the associated repair and restoration works that will form part of the proposals will outweigh any perceived harm that will result from the conversion works. Details of the internal works within one area of barn 1 are to be approved by condition in order to ensure that any special interest is preserved. With the above in mind, it is judged that the application passes the statutory test. Policy Tests - 6.2 External alterations The existing barn buildings are generally in a poor state of repair. The application proposes to clean vegetation away from the existing walls, repoint the stonework and finish the walls in lime wash. The gable walls of barn three will be rebuilt up to the ridge. A new natural slate roof is proposed for all three existing barns, including the installation of conservation roof lights in each barn. Vertical panelled painted timber doors are proposed, as well as casement opening windows following a concern from the Principal Registered Buildings Officer that the previously proposed windows were overly domestic in their appearance. In addition to the items noted

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above, there would also be the introduction of flues to serve wood burning stoves. As with any conversion of this nature, it is unavoidable that the historic non-domestic external appearance of farm outbuildings is altered to a certain extent so that the buildings are able to adequately function in their new use. It is positive to note that all of the existing openings are being reused either as a window or a door, and with this in mind it is judged that the historic form and rhythm/position of openings will be readily understood. Given the benefits that the repair and restoration works will bring to the long term preservation of these protected (registered) barns, it is judged that these benefits will outweigh any harm caused by the introduction of some domestic features, and that overall the external alteration proposals would preserve the special architectural and historic interest of the buildings.

6.3 Internal alterations

• 6.3.1 The internal spaces within the existing barns have been inspected on a number of occasions by the Department's officers. It is apparent that numerous alterations have been made to the barns internally during the 20th century, prior to the property's registration, and that some of the fabric in place is therefore not historic. This includes elements of steel and machine cut timber that is clearly non-historic. There are, however, some elements that are judged to be historic and are judged to contribute to the building's special interest. These elements include the internal stone walls, the stalls in the stables and elements of the floor construction that include drainage channels and troughs from the historic use of housing livestock. Although no heritage statement has been submitted in support of this application, and no assessment of significance has been undertaken, I would consider that some of these elements have the potential to be of evidential and historic significance. This is as a result of their potential to have the ability to reveal more about an aspect of the site's past use, and yield evidence about past human activity on the site.
• 6.3.2 The most recently amended scheme submitted, the scheme now being assessed, has made efforts to leave more of the historic stone walls exposed. The current scheme also includes niches within previously blocked up openings that will enable the historic openings to still be appreciated. Proposed new openings through historic stone walls are proposed in such a manner as the position of the historic wall can still be understood when standing in each room. The manner of the interventions above is judged to be appropriate and will allow the building's pathology to be understood by historians in the future. Although some internal subdivision of existing rooms is proposed to provide sanitary accommodation and kitchen areas, these interventions are reversible and will not physically harm any historic fabric if a historic restoration was ever desired in the future.
• 6.3.3 In the most northerly room of the double height part of barn one, historically a stable and proposed to be a living room, there are three surviving timber stalls. Although the exact provenance of these stalls is not certain, it is very probable that they date from at least the early 1900s and they may be older. The exact nature of the proposed use of this area within the tourist accommodation complex, as well as the use of the area immediately above at first floor level, is not currently decided by the applicant. In order that a more exact study of the historic of the stalls can be undertaken, and to ensure that alterations in this area do not harm the building's significance, it is recommended that a condition be added to any approval that requires details of the internal alterations to be approved by the Department prior to being undertaken.
• 6.4 Setting Section 16 of the Act, as well as strategic policy 4 in the strategic plan and RB3 in PPS 1/01, require that the impact on a registered building's setting is assessed. The proposals now submitted include the restoration of the existing courtyard, in addition to the creation of a grasscrete parking area to the west of barn 2. Fewer of the existing trees are now proposed to be removed as part of the works, and given current state of the outbuildings and their immediate environment, it is considered that the proposals would enhance the setting of the outbuildings. Given the location of the development and the garden area that sits between the

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site and Glen Mooar House, it is also considered that the development as proposed would cause no harm to the setting of the main house itself. In order to ensure that the setting of the historic buildings is not adversely affected, it is recommended that conditions be added to any concurrent planning approval restricting external lighting and requiring details of any landscaping works.

6.5 Concerns of the Principal Registered Buildings Officer Prior to leaving their post in September 2023, the Principal Registered Buildings Officer had raised concerns regarding the scheme. Along with an overall concern that no attempt had been made to assess the elements of significance, which is mentioned in 6.3 above, concerns were also raised regarding the proposed use of cementitious render/plaster, the proposal to apply a tanking membrane, and the overly domestic nature of the windows being proposed. - 7.0 CONCLUSION

7.1 Given the condition of the existing buildings, and the setting in which they currently sit, the proposed alterations are judged to be positive as the elements of harm are offset by the remedial and restoration works to the existing buildings, and in providing a long-term use for the buildings that will safeguard their future. - 7.2 Overall, the application is judged to be in accordance with section 16 of the Town and Country Act 1999 as the building's special interest is being preserved. The application is also judged to meet the tests of planning policy statement 1/01 as well as strategic policy 4, environment policy 32 and environment policy 34 of the IOM Strategic Plan 2016 as the building is being protected and preserved, and traditional materials are being used. It is therefore recommended that the application is approved.

- 8.0 INTERESTED PERSONS STATUS

8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) Manx National Heritage; and
• (c) The local authority in whose district the land the subject of the application is situated

8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. - 8.3 The DEFA Ecosystem Policy Officer cannot be awarded interested party status as per section 3.2.4 of the policy.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 21.05.2024 Determining officer Signed : C BALMER Chris Balmer Principal Planner 19/00950/CON Page 8 of 10

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

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