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Application No.: 23/00939/B Applicant: Mr Christopher & Mrs Thelma Quayle Proposal: Conversion of two existing barns into a single two storey dwellinghouse with associated of parking and landscape area, erection of a single storey extension, additional use of the converted house as a tourist accommodation, and the siting of ground mounted solar panels Site Address: Upper Kerrowmoar Kerrowkeil Road Grenaby Ballasalla Isle Of Man IM9 3BB Planning Officer: Peiran Shen Photo Taken: 31.10.2023 Site Visit: 31.10.2023 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 03.02.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
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 solar panels shall be attached to any building or erected within the site without the prior written approval of the Department.
Reason: To control future development on the site and in the interests of the wider countryside.
All hard and soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. All hard landscape works shall be permanently retained in accordance with the approved details.
Reason: To ensure the provision of an appropriate landscape setting to the development.
All hard and soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. All hard landscape works shall be permanently retained in accordance with the approved details.
Reason: To ensure the provision of an appropriate landscape setting to the development and ensure biodiversity benefit.
Prior to occupation of the dwelling, approved structures above shall be completed according to the approval and the structures shall be retained thereafter.
Reasons: to provide adequate safeguards for the ecological species existing on the site.
This application has been recommended for approval for the following reason.
The proposal reuses existing buildings with architectural and historical interest. The buildings are substantially intact and structurally capable of renovation. Its extension does not harm the character of the existing building, and there is no other adverse impact from the proposal. Therefore, the proposal is considered to comply with General Policy 2, General Policy 3, Environment Policy 1, Environment Policy 16, Housing Policy 11, Business Policy 11, Business Policy 12, and Business Policy 14 of the Strategic Plan.
Plans/Drawings/Information;
This approval relates to the documents and drawing nos. 21/3128/PA02, 21/3128/PA03, which have been received on 25th August 2023, and drawing nos. 21/3128/PA01A, 21/3128/PA05C, 21/3128/PA06C, 21/3128/PA07C, which have been received on 17th December 2024.
_________________________________________________________________ Interested Person Status
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
The Society For The Preservation Of The Manx Countryside And The Environment,31 First Avenue, Douglas
is not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy.
_________________________________________________________________ Officer’s Report
THIS APPLICATION IS SUBMITTED TO THE PLANNING COMMITTEE DUE TO BEING RECOMMENDED FOR APPROVAL BUT CONTRARY TO THE PROVISIONS OF THE DEVELOPMENT PLAN
0.0 Preface - 0.1 The Planning Committee deferred the application on 17th February 2025. The Committee requested the specifications on the residential curtilage of the site and the landscape plan, which were provided by the agent later.
0.2 The agent has provided a defined curtilage plan. The defined curtilage includes immediate areas behind the house, areas of parking in front of the house, and parts of the wild meadow area in front of the house. The parking area used to be an agricultural building, so the continued use of the existing hard surface is considered not to harm the open character of the Manx countryside. - 0.3 The curtilage of the proposed house is to be delineated by stock fences. The fences can be included in the landscape condition. - 0.4 The defined curtilage plan also shows the curtilage of the existing house next to the site, which is also owned by the applicant and is currently rented out. The curtilage shown is only an indication since it is not within the redline boundary and, therefore, not part of the current application.
1.0 THE SITE - 1.1 The application site is Upper Kerrowmoar, Kerrowkeil Road, Grenaby, Ballasalla. It is a farm located east of a track east of Kerrowkeil Road. The blue line boundary consists of buildings and 13 pieces of land. The buildings are all located at the southwest corner within the blue boundary, where the site's primary access is located. - 1.2 The building groups mainly consist of a traditional Manx dwellinghouse, three traditional Manx-stone barns (varying sizes) and a modern-day agricultural building. There is a driveway leading from the track to the east. The red line boundary included the three barns and the agricultural building. - 1.3 All four agricultural buildings sit quasi-east-west along the same driveway. Two barns sit on the north of the driveway and face south. The remaining barn and the modern-day building site are south of the driveway. - 1.4 One barn facing south is single-storey, and the other is two-storey. The two-storey barn has a single-storey mono-pitched extension on the east elevation. The two barns sit closely, and there are stone steps between them. The stone steps lead to the first floor of the twostorey barn. The modern-day building has an asymmetrical pitched roof (saltbox roof). It is a steel structure with a sheeting roof and finishes with sheeting, timber board and brick walls. The last barn is much smaller than the other three buildings. It has a mono-pitched roof shed attached to the west elevation.
2.0 THE PROPOSAL - 2.1 The proposed is the conversion of the site into a dwellinghouse, the erection of an extension and the additional use of the converted house as a tourist accommodation. - 2.2 The proposal was initially just for the conversion to a tourist accommodation. However, after communicating with the agent and the applicant, the proposal is determined to be more of a holiday home rather than a commercial tourist accommodation. Therefore, the description of the development has been altered to reflect the nature of the proposal, and the proposed tourism use is still retained to add flexibility to the proposal. - 2.3 Two south-facing barns are connected with a single-storey pitched-roof extension to form a single dwellinghouse. The existing lean-to extension on the two-storey barn will be demolished, and a flat-roof single-storey extension will be erected in replacement. - 2.4 For the single-storey barn, the existing openings on the front will be retained while the opening to the rear will be altered, and rooflights will be added both on the front and rear roof. Some openings will be retained for the two-storey barn, but most will be modified or closed to adapt to the proposed use as a living space. There are also some new openings. The most
3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific - 4.1 The site is not within an area designated for any development in the Area Plan for the South, meaning it is considered part of the countryside. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 (IOMSP) contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 The Isle of Man Strategic Plan has no assumption in favour of new development. In decision-making, approval should usually not be granted where a planning application conflicts with the Plan. - 4.4 Spatial Policy 5 states that developments should only occur in defined settlements unless they comply with exceptions in General Policy 3. - 4.5 General Policy 3 sets out exceptions that may be acceptable for developments outside of areas designated for development. Subsection (b) sets out one of these exceptions as "redundant rural building which are of architectural, historic, or social value and interest". The keywords here are "redundant" and "of value". In decision-making, this means that the building must first be proven redundant. Furthermore, just because a building is redundant does not lead to automatic approval. Such buildings also have to be of the values mentioned above.
4.6 Environment Policy 1 echoes Spatial Policy 5 and General Policy 3. It defines the countryside as areas outside existing settlements or not designated for development (as mentioned in 4.1). It shows that development adversely affecting the countryside will almost always be prohibited. It also states that the countryside is protected "for its own sake". In decision-making, this means there is an assumption against development in the countryside. - 4.7 Environment Policy 16 sets out requirements for existing rural buildings being repurposed for tourist or small-scale industrial/commercial activities. These requirements include:
4.8 Housing Policy 11 sets out strict conditions existing rural buildings must meet to qualify for conversion into dwellings. These conditions include:
4.9 Housing Policy 11 also highlighted that such conversion should preferably re-establish the original appearance of the building and use the same materials as those in the existing building. - 4.10 Housing Policy 11 also emphasises that rebuilding ruins and erection of replacement buildings will not be permitted, and neither will further extension after the conversion is completed. - 4.11 Environment Policy 16 and Housing Policy 11 echo each other in many aspects, such as the requirement for buildings to be redundant and structurally intact. They also require minimal alteration and extensions and maintenance of the character of the building. There are also different requirements, such as how far to consider the reach of the impact of the new development. - 4.12 Business Policy 11 sets out general requirements for tourist development, which include sustainability and protecting the countryside. The policy also lists Environment Policy 16, which should be applicable when needed. - 4.13 Business Policy 12 paragraph 8.10 of the Plan and Housing Policy 11 as the general requirement for conversion of redundant buildings in the countryside to tourist use. - 4.14 Business Policy 14 echoes many of the policies mentioned above. It specifies that quality accommodation in the countryside should comply with General Policy 3 and Business Policies 11 and 12.
4.15 General Policy 2 (b) (c) and (g) set out design requirements for development, of which they should respect the character of the site itself and its immediate and not-so-immediate surroundings. - 4.16 General Policy 2 (g) and (h) set out that amenities enjoyed by the site and the site around it should be protected or preserved. - 4.17 General Policy 2 (h) and (i) also sets out that the proposal should satisfy the safety, efficiency and accessibility requirements, including parking provision, of all highway users whenever possible. - 4.18 General Policy 2 (j) requires the proposal to have all necessary services. At a basic level, this refers to electricity, water and sewage services. - 4.19 General Policy 2 (k) requires proposals not to prejudice the use or development of adjoining land when they comply with the Area Plan. PPS and NPD - 4.20 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside provides general guidance on the design details of houses in the countryside.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 There is no strategy or guidance considered materially relevant to this application.
6.0 REPRESENTATIONS This section is a summary. The original texts of the consultations and comments received are available on the Planning Application Search on the government website. - 6.1 Malew Parish Commissioners object to this application (11.09.2023). The comment states that given the separate ownership between the barn and the house, the proposal is the same as creating a new dwelling in the countryside. - 6.2 DoI Highway Services does not object to this application (14.02.2024). The comment states there is no significant negative impact upon highway safety, network functionality and/or parking, as the users will use the existing bin arrangements, and there are multiple routes to the site. - 6.3 DEFA Ecosystem Policy Officer does not object to this application (09.10.2023). The comment states that the bat surveys state no bats are found in any barns. Additional comment (13.03.2024) states that they have no objection to the landscaping, bird boxes and the landscaping schedule. The comment requests that the bird boxes and landscaping details be conditioned, the wildflower meadow be created in the first season following the completion of the construction, and no invasive species be used. - 6.4 The Society for the Preservation of the Manx Countryside and the Environment wrote (18.09.2023) in objection to this application due to its design. The comment states the design is too urban for its rural location. - 6.5 No neighbouring properties were notified by letter. No comments have been received.
7.0 ASSESSMENT Principle of the Proposal - 7.1 The critical consideration of this application is its principle. As mentioned in 4.5, this means justifying the redundancy of the buildings and their values. Both criteria are required regardless of converting to a house or a tourist accommodation.
7.2 The three barns are traditional Manx stone barns. The Department has a typical position in accepting that such buildings are not viable for modern agricultural operations since their size would fail to accommodate typical machinery nor comply with animal welfare standards. Therefore, the building is considered to be redundant. - 7.3 Given the native architectural features of these Manx stone barns, it is considered to be of architecture and historic value. Therefore, converting these barns to a house with additional use as a tourist accommodation is considered to be principally acceptable. Requirement for Converting a Rural Building - 7.4 The proposed conversion is to a house with additional use as a tourist accommodation. Given the proposed floor plan, the new building can be considered a self-contained, selfcatering tourist accommodation (Use Class 3.6) within the Use Class Order, which means both Environment Policy 16 and Housing Policy 11 would be applicable. - 7.5 The redundancy and value of the existing building has been acknowledge in 7.2-7.3. Given all four walls of the building (up to eaves level) are present, with the observation from a site visit, it is sufficient to judge the building as substantially intact and structurally capable of renovation. - 7.6 The extension is under 50% of the size of the original building, so its size is considered not to harm the character of the existing buildings. - 7.7 In the meantime, there is a contradiction between Environment Policy 16 and Housing Policy 11. Environment Policy 16 asks for no extension, while Housing Policy 16 accept small extensions. However, both requirements are in the interest of maintaining the interest of preserving the existing character of the building. Therefore, given 7.6, the extension is considered acceptable despite being against Environment Policy 16. - 7.8 Since Highway Services has no objection, it is considered to have no negative impact on traffic. - 7.9 Given the nature of just one dwelling-sized tourist accommodation, it is not considered to harm the vitality and viability of any town centres, nor is it considered to affect the nearby land use. - 7.10 There is a house next to the site. The proposed use is not considered to harm the existing residential use. - 7.11 Given its close location to an existing dwellinghouse, it is considered that public expenditure for providing necessary service to the new building would be minimal. - 7.12 In conclusion, the proposal is considered to comply with Environment Policy 16 and Housing Policy 11 about converting an existing rural building. Elements of Assessments - 7.13 The primary considerations, besides the principle, are the impact of the proposal on:
The character of the Streetscene and the Area
7.14 Concerns about the over-domestication of converting barns have been raised (see Section 6). These concerns have been considered, and the revised design is considered to maintain the traditional barn appearance. With its timber cladding, the flat-roof extension is considered to differentiate itself from the original barns enough, as such contrast would
8.0 CONCLUSION - 8.1 The proposal reuses existing buildings with architectural and historical interest. The buildings are substantially intact and structurally capable of renovation. Its extension does not harm the character of the existing building, and there is no other adverse impact from the proposal. Therefore, the proposal is considered to comply with General Policy 2, General Policy 3, Environment Policy 1, Environment Policy 16, Housing Policy 11, Business Policy 11, Business Policy 12, and Business Policy 14 of the Strategic Plan and is recommended for an approval.
9.0 INTEREST PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
9.2 The decision-maker must determine:
9.3 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 Interested Person Status.
Decision Made: Permitted Date: 17.03.2025 Signed : Presenting Officer
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