Planning Statement

Planning	S	tatement
		Daniel Reid Fraser Reid Design Limited

Planning Statement

For: Change of use of existing building to Tourism and associated works At: Land Adjacent to and owned by Peace House, Lhoobs Road, Foxdale, Isle of Man, IM4 3JA

• 1.0 Introduction
• 1.1 This planning statement is submitted in support of an application for the change of use of the existing stables building and associated works on the land adjacent to Peace House, Lhoobs Road, Foxdale, Isle of Man, IM4 3JA.
• 1.2 The proposed change of use is aimed at creating a much needed Tourism unit on the Isle of Man that can cater specifically to people with Autism who have very specific needs in both surroundings and accommodation. This is while adhering to the Isle of Man Strategic Plan 2016, Isle of Man Residential Design Guidance 2021, the ‘Isle Of Man Visitor Economy Strategy 2022-2032’, visitors economic strategy and ongoing publications made by the Isle of Man Government on aims of improving IOM tourism and expanding what the island has to offer.
• 1.3 This statement provides an overview of the existing site, the proposal, and its alignment with the strategic planning framework.

• 2.0 Site Description and Existing Conditions
• 2.1 The site is situated on Lhoobs Road in Foxdale and currently comprises a stable building surrounded by some hardstanding, fields 334289 & 334291 and the nature reserve area that extends to the Kionslieu reservoir. All of this is under one ownership as outlined on the location plan. It extends to approximately 12 acres.
• 2.2 Peace House, the residential dwelling on the opposite side of Lhoobs Rd is under the same ownership.
• 2.3 The site is approximately 800m along Lhoobs Rd from the Eastern junction with the A24 Foxdale Road.
• 2.4 The existing stables building age is unknown. It is in two parts with the front main part being a masonry built pitched roof structure with traditional stables doors and a cantilevered roof that creates a covered entrance area. The roof is slated and walls finished with slate and render.
• 2.5 The rear part is a portal frame with corrugated sheet finish to both walls and roof. A third part of the overall structure is no longer erect due to suffering significant damage

in a storm earlier in 2024. It was removed due to health and safety reasons. A dashed red line is present to the existing and proposed plans showing the outline for clarity.

• 2.6 The building is approximately 28 metres West off the Lhoobs Rd. The topography of the site means the building approximately 2.1 metres below the level of the Lhoobs Rd and unassuming within the surroundings creating a private, rural setting.
• 2.7 The site is designated as a "White Area" within the 1982 Isle of Man Development Plan. This designation indicates no specific land-use zoning restrictions applied. This development plan is well beyond its useable time and given the location and what the overall site has to offer, the site's is in line with the suitability for tourism use and its alignment with broader planning policies and Government Strategies.

• 3.0 Proposal
• 3.1 The proposed development involves the change of use, alterations and small extension to the existing stables building to be used as a tourism unit.
• 3.2 The unit would have full access to the immediate native areas including woodland, bogs and reservoir all of which will have an abundance of natural wildlife.
• 3.3 The unit would be created by utilising the existing structures that total 71m2. A small 5.2m2 extension is proposed to the South West rear of the building to improve the living space and bring the total area to 76.2m2.
• 3.4 A third part of the overall structure is no longer erect due to suffering significant damage in a storm earlier in 2024. It was removed due to health and safety reasons but extended to 27m2 making the original existing structure 98m2 overall.
• 3.5 Key aspects of the proposal, as illustrated on drawings 20177-PL03 and 20177PL04, include:

• - Creating a tourism unit that will be highly specialist to the needs of people with Autism.
• - Maximise functionality upon the existing footprint and not overdevelop the site.
• - Improve the aesthetic quality of the building.
• - Respect the existing dwelling and the local vernacular by utilising timber and stone cladding both of which are prevalent in the surroundings plantations and quarries.
• - Create a highly functional unit for visitors that can enjoy the natural surroundings of the overall site that includes wildflower area, woodland, nature reserve, bogs and reservoir.

• 3.6 Minimal alterations are to be done to the front part of the structure. The slate roof will be repaired and the wall finish will be updated from slate to a Manx stone cladding to respect the local vernacular more.
• 3.7 The rear part of the structure will be finished with a natural timber cladding that ensures it remains subservient to the front and blends in with the natural surroundings along with a pitched roof that matches the existing and respects traditional Manx buildings in form.
• 3.8 The internal layout allows for two double bedrooms, bathroom and an open plan living area. Rooflights will be located to the rear pitch of the bedrooms to not be visible from the public aspects but maximise natural light into the rooms.

• 4.0 Reasons for the Proposal:
• 4.1 Applicant’s Professional Expertise in Autism:

• A big reason behind this project is the applicant’s extensive experience working with individuals with Autism Spectrum Disorder (ASD), which informs the design and function of this tourism unit. The aim is to create a space that is autism-friendly, providing an inclusive and welcoming environment for visitors with autism and their families. This is something that is not currently achieved on the IOM.

• 4.2 Applicant’s specific points:

Having 10 years experience of working with people with autism It is critical that people have the right accommodation to meet their needs to ensure sustainable housing solutions.

This means that l have to have a personalised response to accommodation, which will require us to fully understand a person’s individual needs and then seek to meet those needs in the best possible way.

This will be built with the autistic person in mind where appropriate and , their family or social care professionals.

We want each person to be themselves, be safe and fulfil their potential. This is the basis of everything we will do In a personal centred way .

• 4.3 Accessibility and Inclusivity:

• Tourism experiences for people with autism can be challenging due to sensory sensitivities, the need for routine, and the desire for quiet, structured environments. This accommodation unit will be designed to cater to those specific needs and other hidden disabilities:

• - Quiet Environment: Located in a rural setting, away from busy roads and urban noise, the unit provides a tranquil and peaceful environment, ideal for individuals who may be overwhelmed by noise or crowds.
• - Familiar Layouts and Spaces: The simple, open-plan design of the unit, with clear divisions between living, dining, and sleeping areas, ensures predictable, low-stress environments where visitors can establish routines.
• - Sensory-friendly Design: The renovation will incorporate low-stimulation decor and design features that reduce sensory overload, such as natural lighting through rooflights and soft, neutral colour schemes.

• 4.4 Tailored Experiences:

• - With the applicant’s understanding of autism, this tourism unit will offer tailored experiences for families or individuals who seek accommodation that is both supportive and comfortable:
• - Flexibility for Families: The unit will allow families to control their environment, from sensory-friendly materials to quiet outdoor spaces like the veranda and decking. This flexibility is important for parents managing autism-related challenges during vacations.
• - Connection to Nature: The surrounding wildflower planting and native hedging areas offer a calming and enriching environment that allows visitors to connect with nature, something that has been shown to have positive effects on individuals with autism.

• 4.5 Enhancing Autism-Friendly Tourism on the Isle of Man:

• - This project addresses a gap in the Isle of Man’s current tourism offerings by providing specialized accommodation for individuals with autism and other hidden disabilities.
• - Inclusive Tourism: By catering to a specific need within the tourism sector, this project adds to the diversity of tourism offerings on the Isle of Man, enhancing the island’s reputation as an inclusive and accessible destination.
• - Supporting Families: It offers families with autistic children or relatives a safe and accommodating place to stay while visiting the island, allowing them to experience the Isle of Man without the added stress of finding suitable lodging.

• 4.6 Alignment with Health and Well-being Goal:

• - Beyond tourism, this project aligns with wider goals of improving health and wellbeing, particularly for vulnerable populations.
• - Mental Well-being: By providing a space that is quiet, calming, and autism-friendly, the project supports the mental health of visitors, giving them the opportunity to enjoy a holiday that is relaxing and restorative.

• 5.0 Drainage Strategy
• 5.1 The proposal will tap into a new sewage treatment plant. The discharge from this will enter the existing drainage ditch that runs of towards the marsh area and naturally soakaway. This ensures minimal environmental impact and compliance with local regulations.
• 5.2 Surface Water Drainage: Surface water from the extended areas will be directed to the existing drainage ditch on the site. This method will effectively manage runoff, preventing any potential flooding or waterlogging on the property and surrounding areas.

• 6.0 Ecological Aspect
• 6.1 The current owner has gone to tremendous lengths to clear up the site and remove all the dumped and stored materials that were left by the previous owner. The previous owner since circa 1995 and up until 2022 the building and site was used for storage of office maintenance and serviced storage for all scaffolding, materials, vehicle trailers, signage and overstock.
• 6.2 The overarching aim is to restore and enhance the natural habitat, improve biodiversity, and support local wildlife while creating a sustainable and ecologically rich environment that benefits both nature and the community.
• 6.3 Wildflower Meadow Establishment:

Establishing wildflower meadows will enhance plant diversity, provide essential nectar and pollen sources for pollinators, and improve soil health. The wildflower mix will include species that are native to the Isle of Man, with a particular focus on supporting bees, butterflies, and other insects. The proposed locations can be seen on drawing 20177-PL04.

• 6.4 Proposed Native Wildflower Species:

• - Red Campion (Silene dioica): A striking wildflower that thrives in shaded areas and supports a variety of pollinators.
• - Common Knapweed (Centaurea nigra): A robust species that attracts bees, butterflies, and other beneficial insects.
• - Oxeye Daisy (Leucanthemum vulgare): Provides an abundant nectar source and enhances the visual appeal of the meadow.
• - Bird’s-Foot Trefoil (Lotus corniculatus): A key species for supporting bees and caterpillars of the common blue butterfly.
• - Selfheal (Prunella vulgaris): A low-growing plant that thrives in meadows and supports a range of pollinators.

• 6.5 Meadow Establishment Strategy:

• - Wildflower meadows will be established on a minimum of 180m2 of the immediate site. Soil will be prepared by removing any invasive species and ensuring a low-nutrient base for native wildflower growth.
• - Seed mixtures will be sourced from local suppliers to ensure they are suited to Isle of Man conditions and to support genetic diversity.
• - Once established, the meadows will be mown annually in late summer, after the flowers have set seed, to ensure long-term sustainability.

• 6.6 Habitat Corridors and Wetland Areas:

– The proposal includes the creation of more habitat corridors to increase habitat diversity and support.

• Hedgerows of native shrubs such as hawthorn (Crataegus monogyna) and blackthorn (Prunus spinosa) will be planted to create wildlife corridors, facilitating movement between habitats throughout the overall site.

• 6.7 It is proposed to do some new tree planting within the site, providing even more essential habitat for wildlife, enhancing soil structure, and supporting carbon sequestration efforts. The species selected for planting would be native to the Isle of Man and appropriate for the site's soil and climatic conditions.
• 6.8 Proposed Native Tree Species:

• - Sessile Oak (Quercus petraea): A key species for supporting biodiversity, particularly invertebrates, birds, and small mammals.
• - Rowan (Sorbus aucuparia): Offers berries for birds and a visually appealing display in the landscape.
• - Silver Birch (Betula pendula): A pioneer species that improves soil conditions and provides habitats for fungi and insects.
• - Holly (Ilex aquifolium): A native evergreen that supports a variety of birds and invertebrates.
• - Alder (Alnus glutinosa): Thrives in wetter areas of the site and contributes to nitrogen fixation in the soil.

• 6.9 Tree Planting Strategy:

• The existing site has approximately to the South of Lhoobs Rd has approximately 1135 trees throughout. These are thought to have been planted by the previous owner circa 1995.

• - Trees will be planted in clusters to mimic natural woodland ecosystems, encouraging ecological connectivity. Exact amounts and locations will be confirmed at a later date.
• - Tree guards will be used to protect young saplings from browsing animals.
• - Regular monitoring and maintenance will be conducted for the first 5 years to ensure tree establishment.

• 6.10 Compliance with Manx Wildlife Trust and DEFA Guidelines:

• - This proposal complies with relevant guidelines set by the Manx Wildlife Trust and DEFA, including:
• - Biodiversity Strategy: Supporting the Isle of Man Biodiversity Strategy by restoring native habitats, controlling invasive species, and promoting species-rich ecosystems.
• - Protected Species: Proposed works are to be undertaken outside of areas where there are any existing species located and as such will avoid disturbance to any species during the implementation of the project.
• - Invasive Species Control: Any invasive species identified during works, such as rhododendron, will be systematically removed and managed in accordance with DEFA guidelines.
• - Sustainable Management: A long-term management plan will be implemented, ensuring the ongoing health and sustainability of the habitats.

• 6.11 Monitoring and Reporting:

• It is proposed to regularly monitor the site to track the success of the biodiversity enhancement efforts. Key performance indicators will include tree survival rates, wildflower species diversity, and wildlife population counts. Where suitable, annual reports can be submitted to DEFA and the Manx Wildlife Trust, detailing progress and any adaptive management strategies that can assist in improving the overall site.

• 6.12 It is hoped that forming a high quality tourism unit on such a location along with extending the natural bio diversity of the site via tree planting, wildflower meadow establishment, and habitat restoration, the project will contribute to the island's biodiversity targets, support local wildlife, and create a sustainable, nature-rich environment for future generations.

• 7.0 Highways
• 7.1 There is an already established vehicular entrance from the Lhoobs Rd into the site that is approximately 6.1m wide and set back approximately 6.7m from the Highway.

• 7.2 The applicant owns the land either side of the entrance and as can be seen from the supplied images, visibility is clear both sides of the entrance and would not need to be altered.
• 7.3 The proposal will see 2No. parking spaces present at 6x3.25m size.
• 7.4 The proposal will incorporate a secure cycle store as can be seen on drawing 20177PL04 for 3 bicycles.
• 7.5 The proposal will incorporate a EV charging point to improve eco travel.
• 7.6 The proposal meets transport requirements as outlined in the IOM Strategic Plan 2016 and Manual For Manx Roads.

• 8.0 Sustainability
• 8.1 The site whilst rural is located a mere 1.6km from the nearest shop and public house.
• 8.2 The site is located between 1- 2km from three of the main plantations on the Isle of Man. These are Archallagan, Stoney Mountain and South Barrule.
• 8.3 South Barrule at this small distance away has multiple activities on offer for visitors including Ape Man and the coffee cottage.
• 8.4 The proposal site has access to the Heritage Trail serving Peel to Douglas by requiring only 2km of being on a Highway. The rest is via public footpaths and greenways.
• 8.5 The proposal site is 400m away from having access both South and North off the public highway to public footpaths a greenways that can be enjoyed by visitors on foot or bicycle (supplied) to explore a broad range of the island without having to use a car.
• 8.6 A big factor of the proposal is the site itself and what it has on offer. This creates an environment that visitors can enjoy and get a sense of the island.

• 9.0 Tourism
• 9.1 The proposal will allow for a step further forward on The Economy Strategy that outlines a target of 500,000 visitors per year by 2032.
• 9.2 Points within the Economy Strategy that this proposal achieves but not limited to below:

• Hits all four target markets, namely Traditional Travellers, Curious Explorers, Experience Seekers and Family Adventures.

• 9.3 - Widen the non serviced accommodation supply by introducing an innovative offer that has been noted as a strong market in competitor destinations.

• 9.4 - 1 of 500 new units of distinctive, contemporary eco friendly non-serviced accommodation.
• 9.5 Form a specialist unit that is not known to exist on the IOM that would expand the caption area for tourists to visit the IOM. 10.0 Key Policies

Below are the key Strategic Planning Policies that have been reviewed and taken into consideration during the creation of this proposal:

Strategic Policy 1: Development should make the best use of resources by:

• (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials;
• (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and
• (c) being located so as to utilise existing and planned infrastructure, facilities and services.

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.

Environment Policy 1: 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.

Environment Policy 16: The use of existing rural buildings for new purposes such as tourist, or small-scale industrial/commercial use may be permitted where:

• a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation;
• b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction;
• c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character;
• d) there would not be unacceptable implications in terms of traffic generation;

a) conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and

f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site.

Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document.

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.

• Business Policy 11: Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted.
• Business Policy 12: Permission will generally be given for the conversion of redundant buildings in the countryside to tourist use providing that the development complies with the policies set out in paragraph 8.10. – Housing Policy 11.

• 11.0 Conclusion
• 11.1 The proposal is felt to meet the key planning policies as outlined with the IOM Strategic Plan 2016.

• 11.2 The Town and Country Planning Act (1999) clearly states what may be taken into account in any planning application and this includes 10(4) d all other material considerations. In the context of this application “other material considerations” ought to include: Island Plan, Economic Strategy and the Built Environment Reform Programme. We

should be considering the Government’s overall strategic objectives in all applications. Plans override Policy.

• 11.3 The proposal meets Strategic Policy 1 points a,b and c.
• 11.4 The proposal meets General Policy 3 points b and g.
• 11.5 The proposal meets Environmental Policy 1.
• 11.6 The proposal meets Environmental Policy 16 points a through to f.
• 11.7 The proposal meets Housing Policy 11.
• 11.8 The proposal meets Business Policy 11.
• 11.9 The proposal meets Business policy 12.
• 11.10 The proposal includes a positive segment of increasing biodiversity to the site and overall natural enhancement to be enjoyed by the public.
• 11.11 The proposal creates an entity that can specialise in but not limited to visitors with Autism Spectrum Disorder which naturally increases the options for visitors to the IOM and meets Government Tourism plans.
• 11.12 This proposal is for a high-quality tourism unit that makes use of an existing site and completely hits the aims outlined within the IOM strategies and programmes. This proposal does not give rise to practical planning harm and would positively support and expand on the Government aims to improve the Tourism offer on the Island It respects, maintains and due to its use, enhances the natural environment and biodiversity of the landscape and should be looked upon favourably by the Planning Department.
• 11.13 We consider this site is one of the best locations for seeing what natural beauty the Isle of Man has to offer by being surrounded by fields, peat bogs, woodland and the Kieonsleui Reservoir. It is a hive a natural activity on various scales and the building lends itself perfectly both aesthetically and locationally to being a tourist unit that can be enjoyed and shared with the public both on island and also visiting from off island.
• 11.14 This application seeks approval based on the demonstrated compliance with strategic objectives and the clear benefits it will bring to the community.

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