Conversion of existing barn to provide a farm shop (Class 1) and cafe (Class 3) with associated kitchen in association with works approved under...

Why was this approved?

• compliance with EP16 for rural building reuse
• previous approval as material consideration
• no adverse impact on building character from rear-only changes
• highway safety via conditions
• restriction to farm-related retail
• location in Area of High Landscape Value

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Decision & Reasoning

Policies Assessed (1)

Conditions (7)

1. 1

   Time limit

   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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

2. 2

   Visibility splay and access widening

   Prior to the commencement of works on the barn conversion hereby approved, a visibility splay of 2.4m by 90m unless otherwise agreed in advance with the Department shall be provided from the existing access to the south of Patrick Road, and the existing access lane widened, as shown on Drawing 3 (Version 2.0) (date-stamped as having been received 6th June 2017). The visibility splay shall be retained as such thereafter. Reason: in the interest of highway safety.

3. 3

   Close historic access

   Prior to the car parking and turning areas hereby approved coming into use, the existing access annotated as "historic access now closed" on Drawing 3 (Version 2.0) (date-stamped as having been received 6th June 2017) shall be permanently closed. Reason: in the interest of highway safety.

4. 4

   Provide parking and turning areas

   Prior to the barn conversion element of the application coming into the uses that are hereby approved, each of the parking, turning and manoeuvring areas as shown on Drawing 3 (Version 2.0) and Drawing 4 (Version 2.0) (both date-stamped as having been received 6th June 2017) in respect of PA 17/00322/B shall be provided and shall thereafter remain permanently clear of obstruction for the purposes of access, manoeuvre and parking. Reason: in the interest of highway safety.

5. 5

   Farm-only operation

   The farm shop and café hereby approved shall be for the benefit of Close Leece Farm only and shall not be run independently of the farm. Reason: to prevent the undesirable establishment of a more general retail use in this countryside location.

6. 6

   Farm shop area limit

   The area of the farm shop shall be as shown on approved Drawing 10 (Version 2.0), date-stamped as having been received 6th June 2017, unless otherwise agreed in advance in writing with the Department. Reason: to prevent the undesirable establishment of a more general retail use in this countryside location.

7. 7

   Restrict goods to Isle of Man produce

   The goods sold from the farm shop hereby approved shall be sourced from produce solely grown or produced on the Isle of Man and seafood products caught off the Isle of Man or processed here and ancillary and complementary items to the use of the building as a farm shop. Reason: the part of the building shown as farm shop shall not be used for any other purpose within Class 1 of Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification).

Public Comments (2)

Consultation Responses

Department of Infrastructure (DOI) Highways Division initially stated no highways interest and later do not oppose with condition/comment; Patrick Parish Commissioners requested deferral then raised no objection.