Appeal Letter and Notice

Mr Cleveland Perry Ballachree Cottage Churchtown Lezayre Isle of Man IM7 2AN

Telephone (01624) 685958 Email: [email protected] Contact: Tim Cowsill Our Ref: MEC/AP25/0016 Date: 17th October 2025

Dear Sir/Madam,

On Appeal

Appeal Ref: AP 25/0016 PA No: 24/00534/B Address: Barn Adj To Field 134413 Churchtown Ramsey Isle Of Man Proposal: Conversion of existing redundant storage barn to provide a residential dwelling

I refer to the appeal in respect of the above planning application.

In accordance with the provisions of The Town and Country Planning (Development Procedure) Order 2019, I herewith give notice of the appeal decision.

The Minister for Environment, Food and Agriculture, the Hon C Barber MHK, has considered the report, concurs with the appointed person’s conclusions, and accepts the recommendation that the appeal should be allowed. Accordingly, she has directed that the Department’s decision to refuse the application should be reversed, and that the application should be Approved subject to conditions. Formal notice of this decision is attached.

Yours faithfully

Tim Cowsill Chief Officer

cc. Cornerstone Architects, 79 Parliament Street, Ramsey, Isle of Man, IM8 1AQ

The Town And Country Planning Act 1999

The Town and Country Planning (Development Procedure) Order 2019

Mr Cleveland Perry Ballachree Cottage Churchtown Lezayre Isle of Man IM7 2AN

Appeal Ref: AP25/0016

In pursuance of her powers under the above Act and Order/Regulations, the Minister for the Department of the Environment, Food and Agriculture, the Hon C Barber MHK does hereby in the name of and on behalf of the Department APPROVE planning application 24/00534/B by Mr Cleveland Perry for Conversion of existing redundant storage barn to provide a residential dwelling - Barn Adj To Field 134413 Churchtown Ramsey Isle Of Man subject to the following conditions:-

Conditions Of Approval:

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

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.

1. Prior to the occupation of the dwelling hereby approved, all access arrangements, including the garage, parking and turning areas, shall be provided in full accordance with Drawing No 003 and shall thereafter be retained. These areas shall not be used for any purpose other than associated with the development and shall remain free of obstruction at all times.

Reason: To ensure that adopted car parking standards are met, in the interests of highway safety.

1. Prior to the commencement of development, a schedule of materials and finishes, including samples of the materials to be used in the construction of all external surfaces, shall be submitted to and approved in writing by the Department. The development shall thereafter be carried out strictly in accordance with the approved details and retained as such.

Reason: In the interests of the appearance of the development and the visual amenity of the area.

1. 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 extension, enlargement or other alteration of the dwelling, and no garages or other free-standing buildings shall be erected within the curtilage of the dwellings hereby approved without the prior written approval of the Department.

Reason: In the interests of the amenity of the surrounding area.

1. Prior to the occupation of the dwelling hereby approved, the residential curtilage shall be laid out strictly in accordance with Drawing No 003. The boundary shall be defined using either a native species planted hedge, a traditional Manx hedge (in accordance with Planning Circular 1/92), a post-and-wire fence, or a combination thereof. The boundary shall be retained and maintained thereafter.

Reason: To ensure that the curtilage is defined in a manner appropriate to the rural setting.

1. Prior to the installation of any external lighting, a detailed low-level lighting scheme shall be submitted to and approved in writing by the Department. The scheme shall be designed in accordance with the BCT and ILP Guidance Note 8: Bats and Artificial Lighting (12 September 2018), and include details of luminance, mounting heights, hours of operation, and mitigation against light spill. The approved scheme shall be implemented and thereafter retained.

Reason: In the interests of protecting ecological species and to prevent light pollution.

1. Prior to the occupation of the dwelling hereby approved, a scheme for the management of surface water and any active spring sources within the site shall be submitted to and approved in writing by the Department. The scheme shall be implemented in accordance with the approved details prior to occupation of the dwelling and thereafter retained.

Reason: To prevent runoff from adversely affecting neighbouring land and to safeguard amenity.

1. Within three months of the commencement of development, details of a bird box suitable for use by house sparrows or starlings, including its type, materials, design, and exact position on the northern elevation of the dwelling, shall be submitted to and approved in writing by the Department. The approved bird box shall be installed prior to first occupation of the dwelling and thereafter retained.

Reason: In the interests of enhancing biodiversity at the site.

1. Notwithstanding the details shown on the approved drawings, the development shall not commence until a detailed landscaping scheme for the site has first been submitted to the Department and approved in writing. The landscaping scheme shall include details of a layout, planting (excluding non-native species), hard surfacing, site levels, and landscape features including hedges and trees to be retained.

The soft landscaping details shall include planting plans and written specification and a programme for the implementation, completion and subsequent management of the proposed landscaping. The development shall be carried out only in accordance with the approved landscaping scheme and the landscaping shall be retained thereafter.

All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased within a period of five years after planting must be replaced in the next planting season with others of a similar size and species.

Reason: To ensure that the development achieves an appropriate standard of landscaping which contributes to the environment. NOTE: This approval relates to Drawings:

Reason for Approval:

Despite a degree of conflict with strict terms of General Policy 3, Environment Policy 1 and Housing Policy 11 of the Isle of Man Strategic Plan 2016 to protect the countryside for its own sake and control the conversion of rural buildings, the conversion of the barn into a dwelling would have no unacceptably adverse impacts upon any other material planning interests, including residential amenity, highway safety and biodiversity. The development would provide a measure of enhancement to the character, appearance and biodiversity of the site and its surroundings in Churchtown, justifying approval in this particular case.

Note 1: A copy of the report of the appointed person is appended hereto.

Note 2: All parties should note that there is no prescribed right of appeal relevant to the Minister's decision herein and accordingly the only right of challenge is by a petition of doleance brought to the High Court of Justice of the Isle of Man. Such doleance proceedings required to be issued promptly and in any event within 3 months.

Note 3: The letter which accompanies this notice forms part of the notice in accordance with Article 13 (3) of the Town & Country Planning (Development Procedure) Order 2019.

001	Location Plan	dated 29.9.23
002	Existing Site Plan	dated 29.9.23
003	Proposed Site Plan	dated 29.9.23
101	Proposed Plans and Elevations	dated 29.9.23
TS-250424	Tree Constraints	dated 24.4.24
TP-250424	Tree Protection	dated 24.4.24