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PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00725/B Applicant : Ms Jasmin Eastwood Proposal : Conversion of existing out-building (former dairy barn) to provide habitable accommodation for residential/tourist use Site Address : The Barn Ballavarteen West Grenaby Road Dogmills Ramsey Isle Of Man
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.10.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 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.
C 2. The living accommodation hereby approved shall be used only for purposes incidental to the enjoyment of 'Ballavarteen', Grenaby Road, Dogmills, Ramsey, as a dwellinghouse, or as tourist accommodation. No separate curtilage shall be formed and the building shall at no time be used as an independent dwellinghouse.
The owner of the tourist accommodation shall maintain an up-to-date register of the name of each occupier of the holiday/tourist accommodation on the site, their length of stay and their main home address and shall make this information available at all reasonable times to the Department.
Reason: The application has been assessed only in terms of this restricted use and any other use may have an adverse effect on the character and amenity of the area contrary to relevant Polices in the Strategic Plan 2016.
C 3. 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
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without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time:
Class 14 - Extension of dwellinghouse Class 15 - Garden sheds and summer-houses Class 16 - Fences, walls and gates Class 17 - Private garages and car ports
Reason: To control future development on the site.
C 4. Within two months of the development commencing, plans shall be submitted to Planning for written approval containing details of bat bricks/boxes to be installed on the new development or nearby trees. The development shall not be carried out unless in accordance with the approved details, and shall thereafter be permanently retained as such.
Reason: To provide adequate safeguards for the ecological species existing in the locality.
C 5. Prior to the commencement of the development hereby approved (including site clearance), a Working Method Statement written by a suitably qualified ecological consultant that ensures the protection of bats throughout construction, shall be submitted to and approved in writing by the Department. The development shall not be carried out other than in accordance with the submitted Method Statement.
Reason: In order to protect and enhance biodiversity in the environment.
C 6. Prior to the installation of external finishes and materials, a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and retained thereafter.
Reason: In the interests of the character and appearance of the site and surrounding area.
This application has been recommended for approval for the following reason. Overall, the proposal is considered to accord with General Policy 3, Housing Policy 11, Environment Policies 1 and 16, Strategic Policy 8, and Business policies 11 and 14 of the IOM Strategic Plan. No unacceptable adverse impact has been identified as likely with respect of the character and appearance of the existing building and surrounding landscape, public amenity or on parking and highway safety.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawings received on 4 July 2023, and Amended/Additional document received 24 August 2023. __
Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
Manx National Heritage __
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Officer’s Report
1.0 SITE 1.1 The application site forms part of the curtilage of Ballavarteen West, Grenaby Road, Dogmills, Ramsey, which is situated on the north-western side of Grenaby Road and north east of Grenaby Crossroads. A field gate currently exists along the southern boundary of the site which directly accesses onto the Grenaby Road.
1.2 The site accommodates the dwelling along with two smaller, brick outbuildings to the rear which are single storey and have a roofed link between them. The main dwelling and outbuildings appear on the 1860's maps of the area, which highlights their historic significance for the site and area.
1.3 Views to the site when approaching from the south of Grenaby Road is limited dues to the existing trees and shrubbery along the southern boundary of the site. The existing sodbanks along the highway also obscure views to the outbuildings with only the upper sections of the main dwelling visible when approaching from the north.
2.0 PROPOSAL 2.1 Planning approval is sought for conversion of existing out-building (former dairy barn) to provide habitable accommodation for residential/tourist use. The brick building which is the subject of the planning application is the longer building which sits west and measures 16.74m x 4.88m and is about 4.14m tall (1.9m to the eaves on the east elevation and 2m to the eaves at the rear due to the lie of the land), although the changing land level around it increases/decreases the height along some parts of the external elevation.
2.2 The conversion works would involve external alterations to the existing Diary barn brick building to create two full height windows and two sliding doors on the southwest elevation, Converting one of the doors on the southeast elevation to a full height window, whilst closing up one door and installing a new door on the existing middle door. A new large glazed full height window would be installed on the south-east elevation, while a new double glazed high level window would be installed on the opening on the northwest elevation in place of the low quality timber window.
2.3 The building would have its roof finished in new metal roof sheeting in place of the mixed slate and asbestos roof cover. The external walls would be lime rendered in white with thermal upgrade laid internally. All new windows/external doors to be grey double-glazed Aluminium units.
2.4 The finished building will have an open plan kitchen/dining/living area, and two bedrooms. Tow external terrace areas would be created at the southwest elevation; one serving the living room area, while the other would serve the larger bedroom (housing a hot tub).
2.5 Additional works would involve installing a wood burner with a metal flue that would rise 1.2m above the roof (425mm above the roof ridge).
2.6 No trees would be removed to facilitate the development, there would be no site level changes or changes to the existing vehicular/pedestrian access to the site. Rain water and foul sewage would be channelled to a new Bio-Disc waste water treatment and management system installed within the site.
2.7 The applicant has provided a Structural Inspection report prepared by BB Consulting Engineers, and dated 7 February 2023, which makes the following conclusions: o The structure is in fair good condition.
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o The areas where remedial works are required are primarily the stabilization of the foundations in the form of underpinning and the strengthening/reconstruction of some brick work elements which have moved as a result of settlement. o The proposed structural interventions can be installed in a sympathetic manner. o The increase in eaves level allows for the new roof structure to be installed above the existing and this allows for the retention of the existing timber roof trusses and purlins which are proposed to remain expressed internally. o They note that they have reviewed the proposals for the Diary barn and can confirm that the existing structure is suitable for renovation.
2.8 A Bat Survey Report prepared by Bat Ecological, and dated 1st November 2022. The report states the following in the Conclusions and Recommendations section: o There was no evidence of roosting bats identified within the buildings on the bat survey. o They note that a lack of confirmed bat evidence on a single daytime survey does not always mean that a structure is unsuitable for bats, however, and that there are no roosts because many buildings provide suitable bat roost habitat in concealed or inaccessible PRF and bats may use buildings seasonally or transiently. o The buildings on this site support PRF with suitability for low numbers of bats to roost or hibernate opportunistically. o It recommends that a Precautionary Method of Working (PMW) is adopted during the renovations of these buildings to minimise the risks to any bats that may be roosting at the time of the work. This PMW should be provided by a suitably qualified professional bat ecologist in advance of the work commencing onsite and must be adhered to by all applicable persons working on the project.
2.9 The proposal is also supported by a Design and Access Statement which concludes that the proposals are in-keeping with the surrounding area and bring a redundant building back into use and should therefore be classified as sustainable development. They note that in reusing the existing structure and maintaining the building's existing footprint, the size of the building and quality of the selected materials, the development will complement the existing dwelling-house. They state that overall, the proposals have architectural merit that will complement the existing property at Ballavarteen West and bring the historic dairy barn back into use through its sensitive conversion into a high-quality habitable space.
2.10 The applicants have provided a Planning Statement prepared by Sarah Corlett Town Planning Consultancy Ltd, which sets out the site context in terms of geography, history, and character of existing buildings, context of locality, outlines the site planning history, reviews planning Policy relevant to the development, describes the proposal and gives detail of potential site constraints, and concludes by stating that proposed works will result in no material harm to the environment and will preserve an old and interesting building which contributes to the history of the area. This document also notes that the proposal will provide a potential new unit of tourist accommodation in a rural area in an interesting building close to countryside walks and in a natural area where visitors may like to stay, supporting the Government's economic and visitor strategies.
3.0 PLANNING POLICIES 3.1 The application site is not designated for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area or within an area zoned as High Landscape Value or Costal Value and Scenic Significance. The site is not prone to flood risks, or within a registered tree area, and there are no registered trees on site.
3.2 The following policies in the Isle of Man Strategic Plan 2016 are relevant to the consideration of the application:
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3.3 General Policy 3 is applicable to Development outside of those areas which are zoned for development on the appropriate Area Plan. The policy states that proposals will not be permitted outside of areas zoned for development and provides a list of exceptions that would be allowed. The exceptions are as follows:
(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;
3.3.1 The definition of Previously Developed Land, however, excludes Land that is or has been occupied by agricultural or forestry buildings. As such, part C of General Policy 3 would not be applicable in this case.
3.4 Paragraph 8.10 of the Strategic Plan: Conversion of Rural Buildings to Dwellings 8.10.1 Throughout the countryside, there are examples of buildings which are no longer suitable or needed for their originally intended use, but which are of sufficient quality or interest to warrant retention and re-use.
8.10.2 Conversion of such buildings into dwellings can make a useful contribution to the housing stock, ensure retention of our built heritage, and improve the appearance of what might otherwise become derelict fabric. The following policy is therefore appropriate:
3.4.1 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."
3.5 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."
3.6 Business Policy 12 states: '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.'
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3.7 The Plan is very specific that tourism-related development should be subject to no less strict restrictions than other forms of development as the countryside itself is one of the attractions for tourists to the Island (paragraph 9.5.3).
3.8 Business Policy 14: Tourism development may be permitted in rural areas provided that it complies with the policies in the Plan. Farmhouse accommodation or quality self-catering units in barn conversions and making use of rural activities will be encouraged but must comply with General Policy 3 and Business Policies 11 and 12. Other forms of quality accommodation in rural areas will be considered, including the provision of hostels and similar accommodation suitable for walkers but must comply with General Policy 3 and Business Policies 11 and 12."
3.9 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.
3.10 Strategic Policy 8: Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and manmade attractions.
3.11 Environment Policy 1 states that 'The countryside and its ecology will be protected for its own sake... 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'.
3.12 It is also worth noting that although the proposed development is situated in an area that is not zoned for development, due regard will be given to parts (b), (c), (f), (g), (h) and (i) of General Policy 2 given the proposed residential use of the site.
3.13 Transport Policy 7 states: 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.'
3.14 Other policies within the Strategic Plan which are considered relevant to the proposal are; Infrastructure Policy 5, and Community Policies 7, 10 and 11.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 IOM Biodiversity Strategy 2015 to 2025 4.1.1 The strategic aims (In part): o Managing biodiversity changes to minimise loss of species and habitats.
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o Maintaining, restoring and enhancing native biodiversity, where necessary.
4.1.2 Habitat loss actions "21. DEFA will continue to promote a policy of 'no net loss' for semi-natural Manx habitats and species and ensure that unavoidable loss is replaced or effectively compensated for."
4.2 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction and 3.0 which deal with new homes are considered relevant to the current scheme.
5.0 PLANNING HISTORY 5.1 The most recent application for the site under PA 17/00217/B for Erection of a detached two storey building to provide three tourist units, erection of a replacement lean-to, creation of parking and paths and landscaping works, is considered relevant. This application which sought to demolish an existing Dutch barn and flat roofed building and replace it with a new two storey building was refused on 17 April 2017.
5.2 The application was refused for the following reasons: "1. The proposal is contrary to General Policy 3, Environment Policy 1 and Business Policies 11 and 14 of the Isle of Man Strategic Plan 2016 in that the development represents new development in the open countryside contrary to established planning policy for which no acceptable justification has been given. The proposed buildings, by reason of their form and scale, would have an unwarranted detrimental impact on the character and appearance of the countryside, which should otherwise be protected for its own sake. The proposal is therefore also contrary to Environmental Policy 1 of the Isle of Man Strategic Plan 2016.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 The Department of Infrastructure (DOI) Highways Division had initially requested for further alterations/revisions on 13 July 2023. Following review of amended plans, they have stated that they do not oppose the application subject to the following conditions:
If the sewage treatment works is connected to a drainage ditch or watercourse a discharge license will be required.
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- If the discharge is connected to a soak-away; percolation tests will need to be carried out in accordance with Building Regulations.
o They note that in the application form it is stated that the rain water is being treated by the sewage treatment works. However, rain water doesn't need to be treated to be discharged into the ground or to a drainage ditch as it is determined to be clean.
o They request that the discharge route for the rain water be clarified to ensure it will not be directed through the sewage treatment works as it will cause issues for the works by flushing through high volumes of water during periods of rainfall causing insufficient treatment of the sewage.
6.3 The DEFA Ecosystem Policy Team have made the following comments regarding the application (19 July 2023): o They confirm that they are content with the Report submitted by BAT Ecological for Ballavarteen West dated November 2022. o They request that a condition is secured for no works to take place unless a Precautionary Method of Working, which ensures the protection of bats throughout construction, has been written by a suitably qualified ecological consultant and submitted to Planning and approved in writing. o They encourage the applicants to consider installing bat bricks/boxes on the property or on trees within the property boundary as an enhancement for bats.
6.4 Manx National Heritage have made the following comments on the application (12 July 2023): o They highlight the need to undertake a survey for nesting birds including swifts and swallows, birds that frequently nests in old buildings. o They note that these birds will begin to nest from early March through to late September, and advise that any works commenced during this period should only be carried out once a check has been made for any nesting birds. o They provide an advisory regarding all birds, their nests, eggs and young which are protected under Schedule 1 of the Wildlife Act.
6.5 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of the application are; a. The Acceptability of its re-use for living and tourist accommodation; b. The Acceptability of its re-use for tourist accommodation; c. The potential impacts upon the character and appearance of countryside; and d. The potential impacts upon parking and highway safety.
7.2 THE PRINCIPLE 7.2.1 The Principle of the Conversion and use as residential accommodation (GP3, HP 11, & STP 2) 7.2.1.1 The policies against which the principle of the conversion and residential use should be assessed make it quite clear that any new development particularly residential development should be directed to land designated for such uses and should be within those existing settlement boundaries listed in Appendix 3 and the spatial hierarchy. It also states that only existing rural buildings of that are of special interest should be converted for alternative uses. This is clearly articulated in General Policy 3, Paragraph (b) of the Isle of Man Strategic Plan which states that the conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) are one of the possible exceptions to development on land not designated for development. Housing policy 11 mentioned herein sets out a number of criteria, which any proposed development must comply with.
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7.2.1.2 Paragraph (a) of Housing policy 11 requires that redundancy for the original use need to be established. In the current case, it is considered that the existing building outbuilding which was previously used as a dairy barn is no longer used for this purposed as is evident in the supporting documents which points to the fact that existing facilities within the barn are now moribund and non-operational. In fact, the building is currently used as domestic storage for the main dwelling, and therefore it is clearly redundant for agricultural use. Thus, it is considered that the redundancy has been established and conforms to Housing Policy 11. Notwithstanding the above, the period of non-agricultural use has not been articulated within any of the supporting documents.
7.2.1.3 In terms of compliance with paragraph (b) of Housing Policy 11 which this deals with whether the building is substantially intact and structurally capable of renovation, the application is supported by a structural report which concludes that the building is structurally suitable to be renovated and use as ancillary accommodation. Therefore, it is considered that the requirements' of Paragraph (b) are met in this case.
7.2.1.4 Paragraph (c) deals with whether the barn retains its character and quality and certainly has architectural interest significant to warrant retention. In this case, it is considered that building is of historic relevance to the site and area, being one of the buildings that are reflected on the 1860's historic map for the area. Its construction in brick which is a feature of some of the older buildings in the area, and association with the siting of a 'Clay pit' (Field 1891) and 'Brick and Tile Works' (Field 1871) northwest of the site, on the 1860's map also points to its architectural, historic, and social interest. Therefore, it is considered that the requirements of Paragraph (c) are met with this proposal.
7.2.1.5 In terms of compliance with Paragraph (d) which requires that the building should be 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, it is considered that the works would involve only involve alterations to the external elevations to create new fenestrations with the building remaining largely as built save for the increase in eave level. It is also noted that the layout of the new residential accommodation that would be created form the conversion would be of an appropriate size to form a satisfactory two bedroom dwelling under the Housing (Standards) Regulations 2017. It should be noted that the proposal would have a floor area of approximately 82sqm which would meet the standards for a 5 person occupancy. Whilst these changes would somewhat alter its general appearance, it should be noted that the policy allows modest, subordinate extensions which does not affect adversely the character or interest, which in this case is the brick finish and its long narrow form, with pitch roof over. Moreover, the finish in white lime render although a new feature would align with traditional finishes on the island as well as the key finish and character of the main dwelling. Thus, it is considered that these changes are relatively modest and not judged to cause harm to the appearance of the main building or diminish its character and quality as a traditional outbuilding.
7.2.1.6 Paragraph (e), requires that the residential use of converted rural buildings should not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan. In this case, it is not considered that the conversion of the building would be incompatible with adjoining established uses which are residential and agricultural. As well, the proposed residential use would not have adverse impacts upon neighbouring properties in terms of overlooking, loss of light or overbearing impacts given that the separating distance between the barn and the main dwelling on site, and the positioning of majority of the new fenestrations northwest and southwest of the building, which will diminish these concerns. Besides, the building would remain as a single storey property with the low height not raising any concerns with regard to neighbourliness. Therefore, there is no reason to assume its use for residential purposes would be incompatible with adjacent uses; although the additional comings and goings associated with its use would be more impacting than the current redundant use as dairy barn.
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7.2.1.6 Finally, Housing Policy 11 requires that the building is or can be provided with satisfactory services without unreasonable public expenditure. In this case, the barn already has electricity and there is nothing to indicate that the converted barn could not be attached to other necessary services, either. Thus, it is considered that the proposal complies with this aspect of Housing Policy 11.
7.2.2 The Principle of the Proposed Tourist Use (GP3, BP 11, BP 12, BP 14 and EP 16) 7.2.2.1 In assessing the principle of the proposed tourist use, it is considered that the proposed building is a redundant dairy barn, and as such there is support within General Policy 3 (b) and Environment Policy 16 for the proposed use as tourist accommodation. Similarly, the additional use of the building which is situated in a rural setting for tourism use (when not in residential use) is generally supported, initially through Strategic Policy 8 which seeks to make use of the existing built fabric where there is not an adverse impact on the surroundings, as well as the business policies which support the principle of tourist use with exceptions and it is relevant to consider Business Policy 11 which is specific to the use of rural buildings for tourism in accordance with Environment Policy 16.
7.2.2.2 The first element of EP 16 deals with redundancy, and it has been established as articulated in Paragraph 7.2.1.2 of this report that the barn is redundant for its original use as an agricultural building, which would mean that the proposal meets the requirements of Paragraph (a) of Environment Policy 16.
7.2.2.3 Likewise, the building is an attractive traditional brick building and so its preservation is desirable, and the proposed reuse would achieve this. The fact that it forms part of the historic fabric of this part of the Island being evident on historic maps as one of the earlier buildings also points to its relevance as a building to be preserved. As such, Paragraph (b) is met in this case.
7.2.2.4 In terms of compliance with part (c) of EP 16, the applicant has provided information which indicates that the building is in suitable condition as indicated on the accompanying Structural Report. Moreover, the changes to the exterior would only be minor and not judged to result in adverse impacts. As such, it is considered that it has been adequately demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character.
7.2.2.5 With regard to parts (d) which deals with implications in terms of traffic generation, it is considered that the layout of the building which would only support a family or a single group of tourists, not exceeding six individuals is not a number that would create unacceptable traffic generation, with any use by tourists not considered to be significantly different from family members occupying the dwelling as residence. Besides, there is ample provision on site to accommodate additional cars with their use not considered to be adverse for Grenaby Road which only support few dwellings and farm accesses.
7.2.2.6 The location of the site is considered to be suitable for tourist use with access to vast areas of the islands countryside and farmland which would be suitable for hiking, sightseeing and other forms of tourist activities that benefit from proximity to the natural environment. Thus, it is not considered that the proposal would result in unacceptable dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services, particularly as the benefits the site location offers in terms of tourism potentials are not achievable in most towns and villages. Hence, the scheme meets the requirements of part (e) of EP 16.
7.2.2.7 Part (f) of Environment Policy 16 requires that the benefits secured by the proposal in terms of impact on the environment and rural economy should outweigh the continued impact of retaining the outbuilding on site. In this case, it is considered that there would be minimal
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impacts on the environment resulting from the development as there would be negligible disturbance to existing shrubbery within the site and no trees would be removed to facilitate the development. Also, the accompanying bat survey also points to the fact that there would be controllable impacts on site ecology. Therefore, these elements of the proposal are acceptable and not considered to be considerably different from the existing situation, with regard to environmental impacts. With regard to benefits to the rural economy, it is considered that visitors using the site would patronise the local farms through purchase of local goods and foods in the immediate locality, whilst also contributing to the local economy via the use of local transportation, as most visitors would usually not come with vehicles.
7.2.2.8 Based on the foregoing, it is considered that the principle of the proposed tourist use for the building would be acceptable. It is, therefore, considered that the proposed tourist use for the building is acceptable, although conditions would be imposed to ensure that there are no adverse impacts on highway safety or biodiversity within the site.
7.3 IMPACT ON THE SURROUNDING AREA AND COUNTRYSIDE (EP1 & GP2) 7.3.1 In assessing the impact on the surrounding area, it is noted that the development would retain the existing built fabric for this rural building, and will ensure the retention of the Islands built heritage, and improve the appearance of what might otherwise become derelict fabric (as leaving the building in its underused form would facilitate the property going into dereliction); thus complying with section 8.10 of the Strategic Plan on the Conversion of Rural Buildings to Dwellings and GP2 (c & g).
7.3.2 The matters related to impacts on broader environmental impacts have been assessed within Paragraph 7.2.2.7 of this report, and considered acceptable. As such, this would not be re-assessed within section of the report.
7.4 HIGHWAY IMPACTS (GP2 & TP 7) 7.4.1 In terms of highway impacts, it is considered that there would be no changes to the access or parking arrangement on site, with the converted building effectively served by the existing provisions. Likewise, Highway Services have assessed the proposal and raise no objections. Therefore, it is considered that this element of the scheme complies with the requirements of the aforementioned policies.
7.5.3 Further assessment of highway impacts have been discussed within paragraph 7.2.2.5 of the report.
8.0 RECOMMENDATION 8.1 Overall, it is considered the proposal would comply with General Policy 3, Housing Policy 11, Environment Policies 1and 16, Strategic Policy 8, and Business policies 11 and 14 of the Isle of Man Strategic Plan and therefore it is recommended that the application be approved.
9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 4(2) who should be given Interested Person Status.
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. __
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 19.10.2023
Determining officer Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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