Conversion of existing barn to residential use and alterations and erection of an extension to dwelling

Why Was This Approved?

✓Sympathetic conversion and reuse of traditional rural barn

✓Extensions and alterations judged to complement and retain rural character

✓No substantial harm to open countryside or landscape

✓Tree and ecological impacts managed through arboricultural conditions

✓No highway safety or network efficiency concerns identified

✓Compliance with Isle of Man Strategic Plan countryside and housing policies

✓trees

✓design

✓access

The proposal involved converting an existing barn to residential use and carrying out alterations and an extension to an existing dwelling at The Driney, Laurel Bank, St Johns. The site lies in open countryside, where development is tightly controlled under Isle of Man Strategic Plan policies protecting landscape character and ecology. The key planning issues were whether the conversion and extension would harm the character and appearance of the countryside, affect trees and ecology on site, and create unacceptable highway impacts. Officers concluded that the extensions and alterations would complement the rural nature of the site and retain the character of the original buildings. Tree and ecological impacts were considered manageable through conditions requiring an arboricultural method statement and tree planting. Eleven conditions were attached to the approval, including restrictions on further outbuildings and enclosures within the curtilage.

The proposal was approved because it would sympathetically renovate and reuse existing rural buildings without causing substantial harm to the open countryside, local environment, ecology, or highway network. The conversion made good use of traditional buildings, with extensions and alterations that complement the rural setting. Tree and ecological impacts were addressed through conditions, and no highway safety concerns were identified.

Consultation Responses

17 consultees were identified: Agriculture & Lands Directorate, Agriculture & Lands Directorate | Department of Environment, Food and Agriculture, Agriculture and Lands Directorate, and 14 more consultees.

Key concern: Need for technical detail and supervision for retained trees on the site

Ecosystem Policy Team

Statutory

Conditions

the Ecosystem Policy Team request that bat surveys are undertaken on the buildings to be converted and trees to be removed by a suitably qualified ecologist prior to determination of this application.

Concerns: area has mature trees and nearby river valley, barn suitable for roosting bats due to cracks and crevices, previous bat survey showed plenty of bat activity

Conditions requested: bat surveys on buildings to be converted and trees to be removed by suitably qualified ecologist prior to determination, survey report with findings and mitigation plan submitted for approval prior to determination

Highways Development Control

Internal

No Objection

After reviewing the additional documents, Highway Services stated they have no additional comments beyond those previously made.

Highway Services have no additional comments to those made 08/03/2021.

Department of Environment, Food & Agriculture (DEFA) Ecosystem Policy Team

Statutory

Conditions

The Ecosystem Policy Team is happy with the bat survey findings but requests multiple biodiversity-related conditions covering bat, nesting bird, tree felling, tree planting, and specific mitigation measures.

The Ecosystem Policy Team can confirm that a suitable level of assessment for bats has been undertaken and we are happy with the findings of the Manx Bat Groups bat survey reports dated 25th May 2021 and 20th July 2021.

Concerns: Bird survey not undertaken or requested., Tree planting plan including species and specifications not yet provided., Vegetation removal may lead to loss of bird nesting spaces (including jackdaw nesting evidence in one of the trees marked for removal)., Work could result in loss of tree with potential roost features for bats (not replaced for many years until replanted trees mature).

Conditions requested: Condition for a detailed tree planting plan to be provided to Planning for written approval prior to development (including tree removal) commencing, including species and specifications., Condition on approval for the tree felling to be undertaken in line with the soft felling methodology stated in section 7 of the bat report dated 20th July 2021 (and contact Ecosystem Policy Team as soon as possible if bats are found)., Condition securing at least 2 integrated bat boxes to be built into the new extension, with a plan showing details provided to Planning for written approval prior to works commencing; boxes installed high up under the eaves on different elevations; at least 1 box on a southerly elevation., Jackdaw nest box installed either on the new extension or one of the trees to be retained (as a definite jackdaw nest site is to be lost)., Long-eared owl nest basket installed fairly low down in a suitable sized tree in an undisturbed area away from the house (if possible)., Mitigation for nesting birds incorporated on site, with plans provided detailing location, amount and specifications of nest boxes/bricks for written approval prior to works taking place.

Department of Environment, Food & Agriculture (DEFA)

Statutory

Conditions

The Ecosystem Policy Team requests bat surveys for the buildings to be converted and for trees to be removed by a suitably qualified ecologist prior to determination, with a report and mitigation plan submitted for approval, noting bats are legally protected.

Therefore, in order to comply with Environment Policy 4 and 5 of the Isle of Man Strategic Plan and the Wildlife Act 1990, the Ecosystem Policy Team request that bat surveys are undertaken on the buildings to be converted and trees to be removed by a suitably qualified ecologist prior to determination of this application.

Concerns: The presence of bats is protected by law, and development must not proceed without measures to protect bats during and after construction., The previous bat survey did not encompass the barn or trees, which could be suitable for roosting bats.

Conditions requested: A report detailing findings, including a mitigation plan for the bats’ protection during and after the development, submitted to the Planning Directorate for approval prior to determination of this application., Bat surveys undertaken in accordance with the Bat Conservation Trust’s Bat Surveys for Professional Ecologists – Good Practice Guidelines (3rd Edition 2016)., Bat surveys undertaken on the buildings to be converted and trees to be removed by a suitably qualified ecologist prior to determination of this application., Measures to be put in place for the protection of bats during and after construction.

Ecosystem Policy Team, Department of Environment, Food & Agriculture (DEFA)

Statutory

Conditions

The Ecosystem Policy Team requests further bat surveys and submission of findings with a mitigation plan before determination, to ensure compliance with relevant policy and the Wildlife Act 1990.

Concerns: Need to comply with Environment Policy 4 and 5 of the Isle of Man Strategic Plan and the Wildlife Act 1990, including legal protection for bats and offences for harming/disturbing them., The barn and nearby mature trees and river valley could be suitable for roosting bats, with plenty of bat activity previously shown on site.

Conditions requested: A report detailing the findings, including a mitigation plan for the bats protection during and after the development, should be submitted to the Planning Directorate for approval prior to determination of this application., Bat surveys are undertaken on the buildings to be converted and trees to be removed by a suitably qualified ecologist prior to determination of this application., Surveys should be undertaken in accordance with Bat Conservation Trusts Bat Surveys for Professional Ecologists – Good Practice Guidelines (3rd Edition 2016).

Isle of Man Natural History and Antiquarian Society

Public

Conditions

The Isle of Man Natural History and Antiquarian Society supports the application subject to specified material and finishing details being secured by condition.

The Society however notes that the proposal does not contain any details of the materials to be used or methods of opening for windows and doors. If this information is not obtained prior to determination of the application the Society would request a condition stipulating that the windows should be sliding sash timber with horns on them and the doors should also be timber all to be painted rather than non-traditionally left as stained wood. Materials and colour for the workshop / garden store should also be stipulated or subject to a condition requiring them to be a dark colour. Subject to the above, the Isle of Man Natural History & Antiquarian Society supports this application.

Concerns: The proposal does not contain any details of the materials to be used or methods of opening for windows and doors.

Department of Infrastructure

Statutory

No Objection

No Flood Risk Management interest for the proposed development.

Flood Risk Management Comment:|NFRMI

Department of Infrastructure (DOI) Flood Risk Management Division

Statutory

No Objection

Flood Risk Management has no flood risk management interest in the application.

Flood Risk Management Comment:|NFRMI

Department of Infrastructure Flood Risk Management Division

Statutory

No Objection

No Flood Risk Management interest.

|Planning Application Ref No: Site Address: Date Agent:|21/00185/B The Driney Laurel Bank St Johns Isle Of Man IM4 3NL 30/3/2021 Denning Millar Projects Ltd| |---|---| |Flood Risk Management Comment:|NFRMI|

Agriculture & Lands Directorate

Statutory

Conditions

Agriculture and Lands Directorate would not object but recommended arboricultural/tree-protection and planting conditions if the application is approved.

I can now confirm that the Agriculture and Lands Directorate would not object to this application. I would, however, recommend that the following conditions are applied in the event that the application is approved:

Concerns: Need for an appropriate standard of visual amenity in the local area and appropriate landscaping, Need for technical detail and supervision for retained trees on the site

Conditions requested: Prior to the commencement of the development hereby approved a detailed tree planting plan, supplementing the approved outline planting plan (drawing P09), shall be submitted to and approved in writing by the Department; including exact location, species, nursery specification and planting specification; date when planted; how maintained until established; with replacement of trees removed/damaged/diseased within 5 years in the next planting season unless Department gives written consent to variations; and that Drawings P09 and TP-230421 should be listed as approved drawings., Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), supplementing the approved outline protection plan (Drawing TP-230421) and adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction – recommendations), shall be submitted to and approved in writing by the Department; including protection measures during construction, arboricultural site monitoring (including schedule of specific site events), and adherence to agreed protection measures and supervision procedures in full.

Agriculture & Lands Directorate | Department of Environment, Food and Agriculture

Statutory

Conditions

The Agriculture and Lands Directorate would not object, but recommends specific arboricultural and tree planting conditions if the application is approved.

Conditions requested: Prior to the commencement of the development hereby approved a detailed tree planting plan supplementing the approved outline planting plan (drawing P09) to be submitted to and approved in writing by the Department, including exact location, species, nursery specification and planting specification; approximate date of planting; maintenance until established; planting to take place as agreed; any trees removed or seriously damaged/diseased within 5 years to be replaced in the next planting season with others of similar size and species unless the Department gives written consent to any variation; Drawings P09 and TP-230421 to be listed as approved drawings., Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS) supplementing the approved outline protection plan (Drawing TP-230421) and adhering to BS5837:2012, to be submitted to and approved in writing by the Department, including details of protection measures during construction, arboricultural site monitoring, and schedule of specific site events; agreed protection measures and supervision procedures to be adhered to in full.

Agriculture and Lands Directorate

Statutory

Conditions

Agriculture and Lands Directorate would not object, but recommended two tree-related conditions to be applied if approved.

Conditions requested: Prior to the commencement of the development hereby approved a detailed tree planting plan, supplementing the approved outline planting plan (drawing P09), shall be submitted to and approved in writing by the Department, including specified location/species/nursery/planting details, approximate planting date, and maintenance until established; trees removed or seriously damaged/diseased within 5 years must be replaced in the next planting season with others of similar size and species unless written consent for variation is given; Drawings P09 and TP-230421 should be listed as approved drawings., Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), supplementing the approved outline protection plan (Drawing TP-230421) and adhering to the recommendations of BS5837:2012, shall be submitted to and approved in writing by the Department.

DEFA Agriculture and Lands Directorate

Statutory

Conditions

DEFA Agriculture and Lands Directorate has no objection subject to recommended arboricultural method statement, detailed tree planting plan, and listing of approved drawings.

Following the submission of an arboricultural impact assessment and outline tree protection plan (29th April) and the subsequent submission of a revised outline planting plan (4th June) I can now confirm that the Agriculture and Lands Directorate would not object to this application. I would, however, recommend that the following conditions are applied in the event that the application is approved:

Conditions requested: Drawings P09 and TP-230421 should be listed as approved drawings., Prior to the commencement of the development hereby approved a detailed tree planting plan... shall be submitted to and approved in writing by the Department., Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS)... shall be submitted to and approved in writing by the Department.

Department of Environment, Food & Agriculture

Statutory

Conditions

The Ecosystem Policy Team is satisfied with the bat survey findings but requests multiple approval conditions to protect bats and nesting birds, including specified bat boxes, bird nest mitigation (jackdaw and long-eared owl where possible), and a detailed tree felling/planting approach with plans submitted prior to works.

We request a condition on approval for the tree felling to be undertaken in line with the soft

Concerns: Loss of bird nesting spaces due to vegetation removal (including jackdaw found nesting in a tree marked for removal)., Potential loss of tree roost features for bats due to tree felling, with trees not replaced until replanted trees mature., Unsubmitted tree planting plan details/specifications prior to development.

Conditions requested: A detailed tree planting plan provided to Planning for written approval prior to development (including tree removal) commencing, including species and specifications, using Manx native or honorary native species with large tree species., At least 2 integrated bat boxes to be built into the new extension, with a plan showing details provided to Planning for written approval prior to works commencing; boxes installed high up under the eaves of the new extension and on different elevations, including at least 1 on a southerly elevation., Mitigation for nesting birds to be incorporated on site, with plans detailing the location, amount and specifications of nest boxes/bricks submitted to Planning for written approval prior to works taking place; include a jackdaw nest box where the jackdaw nest site is lost and, if possible, a long-eared owl nest basket installed fairly low down in a suitable sized tree in an undisturbed area away from the house., Tree felling to be undertaken in line with the soft felling methodology stated in section 7 of the bat report dated 20th July 2021 (including contacting the Ecosystem Policy Team if bats are found during works and work stopping if bats/evidence of bats or nesting birds are discovered before or during the works).

Department of Environment, Food & Agriculture (Ecosystem Policy Team)

Statutory

Conditions

The Ecosystem Policy Team is satisfied with the bat survey findings and requests approval conditions regarding bat and bird mitigation measures, including integrated bat boxes, nest box/bricks, a jackdaw nest box, bird mitigation, and a detailed tree planting plan with native species.

Good Afternoon RE: PA 21/00185/B – Conversion of existing barn, The Driney, Laurel Bank, St Johns The Ecosystem Policy Team can confirm that a suitable level of assessment for bats has been undertaken and we are happy with the findings of the Manx Bat Groups bat survey reports dated 25th May 2021 and 20th July 2021. Should bats or evidence of bats, or nesting birds, be discovered before or during the works then work must stop and advice be sought from the Ecosystem Policy Team, DEFA. We request a condition on approval for the tree felling to be undertaken in line with the soft felling methodology stated made in section 7 of the bat report dated 20th July 2021. We would also add to this methodology that should bats be found in the course of the work, a member of the Ecosystem Policy Team should be contacted as soon as possible. Though the report concluded that there was no evidence of bats within the property, because the work will result in the loss of a number of tree with potential roost features for bats, which will not be replaced for many years until the replanted trees mature, the Ecosystem Policy Team request that a condition is secured for at least 2 integrated bat boxes to be built into the new extension. A plan showing the details of the bat boxes should be provided to Planning for written approval prior to works commencing. The boxes should be installed high up under the eaves of the new extensions and located on different elevations to provide the bats with different roosting conditions and opportunities. At least 1 box should be installed on a southerly elevation. Additionally, due to the amount of vegetation that is to be removed, though a bird survey has not been undertaken, or requested, there will undoubtedly be bird nesting spaces lost, including that for jackdaw which was found to be nesting in one of the trees marked for removal, in the bat survey. Therefore mitigation for nesting birds should be incorporated on site. Plans should be provided which detail the location, amount and specifications of nest boxes/bricks and these should be submitted to Planning for written approval prior to works taking place. Our recommendations are that as a definite jackdaw nest site is to be lost, a jackdaw nest box should be installed either on the new extension or one of the trees to be retained and as a longeared owl was heard calling throughout the bat survey, if possible a long-eared owl nest basket should be installed fairly low down in a suitable sized tree, in an undisturbed area away from the house. Though a vague plan has been provided showing the areas selected for new planting, a tree planting plan, including details of species and specifications is yet to be provided. The Ecosystem Policy Team recommend that Manx native or honorary native species are used, and the species composition includes large tree species which will in time grow and develop features for bats. We also request a condition on approval for a detailed tree planting plan to be provided to Planning for written approval prior to development (including tree removal) commencing. These conditions are requested in order for the development to comply with Strategic Objective 3.3 Environment (b) of the Isle of Man Strategic Plan 2016 ‘to protect, maintain, and enhance the built and natural environment (including biodiversity)’ and with Strategic Policy 4 (b) ‘protect or enhance the nature conservation and landscape quality of urban as well as rural areas’. Best wishes

Concerns: Bird nesting spaces will be lost due to vegetation removal, including a jackdaw nesting site found in a tree marked for removal., Loss of a number of trees with potential roost features for bats that will not be replaced for many years until replanted trees mature.

Conditions requested: A jackdaw nest box should be installed either on the new extension or one of the trees to be retained., Condition on approval for a detailed tree planting plan, including details of species and specifications, to be provided to Planning for written approval prior to development (including tree removal) commencing., Condition secured for at least 2 integrated bat boxes to be built into the new extension., If bats are found during the works, a member of the Ecosystem Policy Team should be contacted as soon as possible., If possible, a long-eared owl nest basket should be installed fairly low down in a suitable sized tree in an undisturbed area away from the house., Mitigation for nesting birds to be incorporated on site., Plan showing the details of the bat boxes to be provided to Planning for written approval prior to works commencing., Plans to be provided detailing the location, amount and specifications of nest boxes/bricks for written approval prior to works taking place., Tree felling to be undertaken in line with the soft felling methodology stated in section 7 of the bat report dated 20th July 2021.

Ecosystem Policy Team, DEFA

Statutory

Conditions

Happy with bat survey but requests multiple conditions for bat boxes, tree felling, bird mitigation, and tree planting plan.

Concerns: amount of vegetation that is to be removed, including jackdaw nest site, loss of a number of tree with potential roost features for bats, which will not be replaced for many years, vague plan has been provided showing the areas selected for new planting

Conditions requested: condition is secured for at least 2 integrated bat boxes to be built into the new extension, condition on approval for the tree felling to be undertaken in line with the soft felling methodology stated made in section 7 of the bat report dated 20th July 2021, detailed tree planting plan to be provided to Planning for written approval prior to development (including tree removal) commencing, mitigation for nesting birds should be incorporated on site with plans submitted to Planning for written approval prior to works taking place

Highway Services

Internal

Neutral

After review of the additional documents, Highway Services had no additional comments to those made previously.

After review of the additional documents submitted referenced below, Highway Services have no additional comments to those made 08/03/2021.

Department of Environment, Food & Agriculture (DEFA) - Ecosystem Policy Team

Statutory

No Objection

DEFA Ecosystem Policy Team confirm they are content with the proposed positions and type of bat boxes shown on the relevant bat box locations drawing.

I can confirm that the Ecosystem Policy Team are content with the positions and type bat boxes that are shown on the Denning Millar Project's Proposed plan bat box locations drawing for the Driney (drawing number P10)

Arborcultural Team

Internal

Conditions

The Arborcultural Team confirmed the submitted information for the arboricultural method statement is acceptable.

have confirmed that the submitted information is acceptable

Arboricultural Team

Internal

No Objection

Confirms the submitted arboricultural information is acceptable in relation to the condition.

The Arborcultural Team were consulted and have confirmed that the submitted information is acceptable (email dated 14.03.23).

German Parish Commissioners

Statutory

Unknown

Requests deferral so the Board can have an opportunity to comment on the application.

Dear Sirs 21/00185 - conversion of barn to residential and extension to dwelling The Driney Laurel Bank I note you require comments on the above property before my Commissioners next meeting therefore I would be grateful if you would defer this application in order that the Board have an opportunity to comment.

Policies Assessed (9)

GP3

General Policy 3

General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.

EP1

Environment Policy 1

seeks to prevent development which would adversely affect the countryside

Area Plan for the East sets out locally-applicable means for implementing the policies set out in the Isle of Man Strategic Plan 2016. In that Strategic Plan, we find the Environment Policies. Environment Policy 1 states: The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over- riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative. Maintaining the purpose of this Area Plan as a means of implementation, there is some further direction to be found in the Strategic Plan, at paragraph 7.2.1: 'Whilst landscape and coastal change is inevitable, and in some cases desirable, the emphasis must be on the appropriateness of this change and the balance or equity between the needs of conservation and those of development. The primary goal must therefore be to respect, maintain and enhance the natural and cultural environment including nature conservation and landscape and coastal quality, and ensure its protection from inappropriate development.' Given the comprehensive nature of the Isle of Man Strategic Plan's Environmental Policies, only a small number of additional Proposals and Recommendations are necessary. In order to produce an implementable Area Plan for the East it is necessary to recognise those statutory desig nations and strategies which whilst having an Island-wide scope are highly relevant to the protection of environments within the Plan Area. An example is the UNESCO Biosphere status afforded to the Isle of Man. Island-level strategies identify crossborder issues and take account of the cumulative impacts of human engagement with nature. Area Plan Objectives i. To protect, conserve and enhance the natural and cultural environment of the plan area and promote biodiversity. ii. To improve the function, usability and provision of our green infrastructure and public spaces by providing a network of green spaces and features which are connected and where possible, accessible to the public. iii. To manage and improve flood risk and improve drainage conditions. iv. To support the working countryside and its custodians in maintaini ng a sustainable rural economy. Area Plan Desired Outcomes i. Where approved, d evelopment will be ecologically sustainable and designed to protect and where possible enhance biodiversity as well as mitigate and adapt to the effects of climate change. ii. The Green Infrastructure network will be established and fostered, connecting people with nature in a way that achieves the best shared outcomes for the urban and natural environment. iii. Statutory and non-statutory designations will continue to provide protection to the most important and most vulnerable cultural assets, habitats and environments in the plan area. iv. Beyond the towns and villages, the area as a whole will retain its landscape setting including its important visual interaction with the central uplands, central valley, coast and marine environment. Natural Environment Proposal 1 The Department supports the protection, creation and improvement of green infrastructure in the East, particularly in those locations which have the potential to be part of a Green Infrastructure Network. Applications for development must take into account any approved Government Green Infrastructure Strategies, but in any case, must identify how development proposals intend to contribute to the long term provision of a network of connected green spaces. UNESCO Biosphere In 2017, the Isle of Man became the first ever entire nation to achieve UNESCO Biosphere status. Project partners pledge to take steps to protect natural resources, develop the economy in a sustainable way and promote outstanding living landscapes. UNESCO Biosphere Reserves are established to connect people and the economy with nature, wildlife, culture, heritage and communities. Biosphere Reserves have three functions: Conservation: to contribute to the conservation of landscapes, ecosystems, species and genetic variation. Development: to foster economic and human development which is socio -culturally and ecologically sustainable. Logistic support: to support demonstration projects, environmental education and training, research and monitoring related to local, regional, national and global issues of conservation and sustainable development. The Isle of Man Biosphere is zoned into six areas . Examples of all of these can be found in the Eastern area: Terrestrial Core areas, Marine Core areas, Terrestrial Buffer zone, Marine Buffer zone, Terrestrial Transition areas and Marine Transition areas. There is some overlap with The Isle of Man's First Biodiversity Strategy 2015-20

EP2

Environment Policy 2

d/Governor 's Road junction. Any future applications will be considered on their merits taking into account the proposals set out in this plan and the Strategic Plan (see Maps 3 and 6). Natural Environment Proposal 2 (Green Gap) Between the settlements of Douglas and Onchan in the area straddling Blackberry Lane, development which would erode the separation and detract from the openness between the settlements will not normally be supported. Applications may be considered favourably if reason for an exception can be demonstrated in line with General Policy 3(g). Laxey and Baldrine - Encroaching ribbon development along the A2 C oast Road which connects Laxey and Baldrine has the potential to connect the two settlements. At present this area largely retains its sense of being in the open countryside with clear sea views. Additionally, services for networked water supply and other essential utilities would be difficult to provide for additional development in this area (see Maps 3, 7 and 9). Natural Environment Proposal 3 (Green Gap) Between the settlements of Laxey and Baldrine, development which would erode the separation and detract from the openness between the settlements will not be supported. Glen Vine and Crosby - These two settlements, although proximate in location, are separate and distinct in many ways. Consultation has clearly demonstrated this through the views expressed during the stages of plan development. In cases such as this, the breaks in the urban fabric and the features of nature which provide a sense of openness should be protected from development which would erode this (see Maps 3 and 10). Natural Environment Proposal 4 (Green Gap) Between the settlements of Glen Vine and Crosby, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. Douglas, Union Mills and Strang (see Maps 3, 4 and 8) Natural Environment Proposal 5 (Green Gap) Between the settlements of and Douglas, Union Mills and Strang, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. The Upland Environment The Manx Uplands are an iconic part of our landscape and heritage. Reference to the 'sweet mountain air' and 'green hills and rocks' are enshrined in our national anthem and the colours of the heather and gorse are woven into the very fabric of Manx tartan. The hills are a place of great beauty, yet for some they are also a place to work and for others a place to exercise or simply enjoy open space. Our Uplands are also home to plants and animals that whilst familiar to us, are rare and impor tant in a global and European context. Furthermore, the uplands are a rich repository of cultural and archaeological remains, which are sensitive to change and can easily be damaged by inappropriate development. Production of food is an important and obvi ous function of hill land. But surprisingly, the Manx hills provide everyday functions that most people take for granted. Peatlands, which cover most of our hills reduce the impacts of climate change by locking up carbon dioxide, collect and filter our drinking water and slow the passage of rainfall into streams and rivers, thus reducing downstream flood risk. These multiple uses are of great benefit to the economy of the Isle of Man and the well - being of its people. It is important that the hills continue to provide these benefits long into the future. Ensuring sustainable management of such a wide range of uses to the satisfaction of all interested parties whilst retaining functions essential to the well -being of the Isle of Man is of paramount importance. The Isle of Man Government is the owner and landlord for the majority of the Uplands in the East region and is therefore in a position to implement policy which will deliver the optimum range of ecosystem services. Appropriate and positive Upland management such as controlled rotational burning/cutting of heather and low intensity grazing helps to reduce the fuel load of the hill, provides firebreaks and reduces the risk of unplanned wildfires that further protects the biodiversity of the site, but also the vast amounts of carbon locked away in the peat soils. The majority of this work is carried out by The Department of Environment, Food & Agriculture's grazing and shooting tenants. The Manx Uplands are critically important from a habitat and biodiversity perspective. The hills in the East support a significant number of breeding hen harriers; however, other native Upland breeding birds such as curlew and red grouse have suffered severe declines in recent decades and as such are of high conservation concern. Strict control of access and recreational activity on vulnerable soils should be implemented to reduce soil erosion and subsequent carbon loss. Curlew and hen harriers are recognised as an internationally important species, while (within the EU) upland heather moorland is designated

EP4

Environment Policy 4

uch as this, the breaks in the urban fabric and the features of nature which provide a sense of openness should be protected from development which would erode this (see Maps 3 and 10). Natural Environment Proposal 4 (Green Gap) Between the settlements of Glen Vine and Crosby, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. Douglas, Union Mills and Strang (see Maps 3, 4 and 8) Natural Environment Proposal 5 (Green Gap) Between the settlements of and Douglas, Union Mills and Strang, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. The Upland Environment The Manx Uplands are an iconic part of our landscape and heritage. Reference to the 'sweet mountain air' and 'green hills and rocks' are enshrined in our national anthem and the colours of the heather and gorse are woven into the very fabric of Manx tartan. The hills are a place of great beauty, yet for some they are also a place to work and for others a place to exercise or simply enjoy open space. Our Uplands are also home to plants and animals that whilst familiar to us, are rare and impor tant in a global and European context. Furthermore, the uplands are a rich repository of cultural and archaeological remains, which are sensitive to change and can easily be damaged by inappropriate development. Production of food is an important and obvi ous function of hill land. But surprisingly, the Manx hills provide everyday functions that most people take for granted. Peatlands, which cover most of our hills reduce the impacts of climate change by locking up carbon dioxide, collect and filter our drinking water and slow the passage of rainfall into streams and rivers, thus reducing downstream flood risk. These multiple uses are of great benefit to the economy of the Isle of Man and the well - being of its people. It is important that the hills continue to provide these benefits long into the future. Ensuring sustainable management of such a wide range of uses to the satisfaction of all interested parties whilst retaining functions essential to the well -being of the Isle of Man is of paramount importance. The Isle of Man Government is the owner and landlord for the majority of the Uplands in the East region and is therefore in a position to implement policy which will deliver the optimum range of ecosystem services. Appropriate and positive Upland management such as controlled rotational burning/cutting of heather and low intensity grazing helps to reduce the fuel load of the hill, provides firebreaks and reduces the risk of unplanned wildfires that further protects the biodiversity of the site, but also the vast amounts of carbon locked away in the peat soils. The majority of this work is carried out by The Department of Environment, Food & Agriculture's grazing and shooting tenants. The Manx Uplands are critically important from a habitat and biodiversity perspective. The hills in the East support a significant number of breeding hen harriers; however, other native Upland breeding birds such as curlew and red grouse have suffered severe declines in recent decades and as such are of high conservation concern. Strict control of access and recreational activity on vulnerable soils should be implemented to reduce soil erosion and subsequent carbon loss. Curlew and hen harriers are recognised as an internationally important species, while (within the EU) upland heather moorland is designated as a priority habitat. In order to ensure protection and positive management of the Uplands, the following proposal is appropriate: Environment Proposal 6 Uses of the Uplands that contribute to the management and preservation of this distinctive environment will be supported. Dark Skies On the Isle of Man, 26 Dark Sky Discovery Sites have been identified, of which nine are located in the East. They are classified as Milky Way Sites meaning that at these sites the Milky Way is visible to the naked eye. The sites are accessible and light pollution is limited. The following Dark Sky Discovery Sites are located within the East: • Port Soderick Upper Car Park • Port Soderick Brooghs, Little Ness Car Park • Mount Murray Golf Club • Onchan Park • West Baldwin Reservoir Car Park • Clypse Kerrowdhoo Reservoir Car Park • Conrhenny Car Park • Ballanette Nature Reserve • Axnfell Plantation Natural Environment Proposal 7 Proposals for development in the vicinity of Dark Sky Discovery Sites are to have minimal outdoor lighting and be encouraged to have a design response which is non-intrusive into the darkness of night. Baffling and directionality of lighting must be sensitive to contain any necessary lighting within a subject site only. Watercourses and Wetlands The collection of hills in the East has produced a network of mountain streams which gradually join and widen to become the rivers flowing out into Douglas Bay, Port Groudle a

HP11

Housing Policy 11

Housing Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where: (a) redundancy for the original use can be established; (b) the building is substantially intact and structurally capable of renovation; (c) the building is of architectural, historic, or social interest; (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and (f) the building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must: (a) where practicable and desirable, re -establish the original appearance of the building; and (b) use the same materials as those in the existing building. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form. Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character. 8.10.3 Permission will be given in certain circumstances for the re-establishment of residential use where there is an abandoned dwelling, since such dwellings can sometimes have a negative impact, usually arising from the sense of dereliction and dilapidation. See Housing Policy 13 below. 8.11 Replacement Dwellings in the Countryside 8.11.1 There are in our countryside many existing dwellings, some of which contribute positively to its appearance and character, and some of which do not. A number of dwellings have been abandoned for many years; their physical remains being a reflection of agricultural and social change across the Island. They form features in the rural landscape which are often not unacceptable in their present state. It is appropriate to encourage change which would result in overall environment improvement, and to discourage change which would not. Where the building(s) concerned are of architectural merit or of local, historical or social interest demolition and replacement will be discouraged.

HP13

Housing Policy 13

Housing Policy 13: In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost. Where: a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and b) there is an existing, usable track from the highway; and where c) a supply of fresh potable water and of electricity can be made available from existing services within the highway. (1) Habitable Status is defined in Appendix 1 (2) Non residential use is defined in Appendix 1 This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in (a) above, or for the erection of replacement bu ildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (i.e. in terms of floor space(3) measured externally, the extension measures less than 50% of that of the original). 8.11.2 It is important that replacement dwellings should relate closely to the buildings they replace in terms of siting and size, that the resulting visual impact is appropriate for the countryside, and that existing stone and slate are re-used.

TP7

Transport Policy 7

Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.

HP12

Housing Policy 12

Housing Policy 12: The replacement of an existing dwelling in the countryside will generally be permitted unless: (a) the existing building has lost its residential use by abandonment; or (b) the existing dwelling is of architectural or historic interest and is capable of renovation. In assessing whether a property has lost its habitable status (1) by abandonment, regard will be had to the following criteria: (i) the structural condition of the building; (ii) the period of non-residential use(2) or non-use in excess of ten years; (iii) evidence of intervening use; and (iv) evidence of intention, or otherwise, to abandon.

HP14

Housing Policy 14

Housing Policy 14: Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new buildi ng should therefore generally be sited on the "footprint" of the existing, and should have a floor area (1), which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 27 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for bui ldings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re -use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact. 8.11.3 It is unlikely that permission will be given for permanent replacement of dwellings which were never intended to have a permanent residential use, such as chalets and other structures built of materials for only temporary or seasonal use. 8.12 Extensions to Residential Property 8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a gener al presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. (3) Floor Space is defined in Appendix 1 (1) Floor Area is defined in Appendix 1 8.12.2 Extensions to properties in the countryside As there is a general p olicy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be ac ceptable where these destroy the existing character of the property. In the case of non -traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable . It may be preferable to consider the redevelopment of non -traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.

Conditions (11)

Condition 1

The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Condition 2

Any tree felling approved shall be undertaken in line with the soft felling methodology detailed in section 7 of the submitted bat report dated 20th July 2021 (Manx Bat Group). In addition, should bats be found in the course of the work, a member of the DEFA Ecosystem Policy Team should be contacted as soon as possible.

Condition 3

The visibility splays identified on drawing nos. P06a and P07a shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1.05 metres in height above adjoining carriageway level.

Condition 4

The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.

Condition 6

Prior to the commencement of the development hereby approved a detailed tree planting plan, supplementing the approved outline planting plan (drawing P09), shall be submitted to and approved in writing by the Department.

Condition 7

Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.

Condition 8

Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department.

Condition 9

Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garden sheds or summerhouses shall be erected or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.

Condition 10

Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no greenhouses or polytunnels shall be erected or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.

Condition 11

A plan or drawing showing the details of the at least 2 integrated bat boxes to be built into the new extension shall be provided to the Department for written approval prior to the commencement of above ground works on the development.

Condition 12

Prior to the commencement of the development hereby approved details of the windows and doors shall be submitted to and approved by the Department and these approved plans be full adheard to and retained thereafter.

Conversion of existing barn to residential use and alterations and erection of an extension to dwelling

Why Was This Approved?

Consultation Responses

Policies Assessed (9)

Conditions (11)

Planning History (1)

Documents (72 · 6 superseded)

Source & Provenance