Officer Report

Application No.: 18/00695/C Applicant: Francis Edward Garnet-Ore Proposal: Change of use of portion of outbuildings from tourist accommodation to ancillary accommodation for Ballastrang Farm Site Address: Outbuildings Ballastrang Castletown Road Ballaglonney Santon Isle of Man IM4 1EU Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.10.2018 _________________________________________________________________

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

Plans/Drawings/Information:

This approval relates to drawing number 18/15/01 Rev A date stamped and received 12/10/2018. _______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The application site forms part of an existing stone built two storey building situated at Ballastrang Farm, Douglas Road, Malew. Ballastrang Farm is situated west of the main road just south of the Fairy Bridge and is accessed by a shared access lane. - 1.2 The existing building is currently divided into two units; a small two storey tourist unit on the north eastern side and a recently approved veterinary practice on the south western side. The two bedroom tourist unit is the area forming the basis for consideration of this application. THE PROPOSAL

2.1 The application proposes to convert the existing tourist accommodation into ancillary living accommodation in association with the main dwelling Ballastrang Farm. - 2.2 No external alterations are proposed. - 2.3 The current proposal followings original drawings which failed to include the main farm house within the red line. This has now been revised to include the dwelling for which the ancillary accommodation is to form part of. PLANNING HISTORY

3.1 The application site has been subject to a number of previous planning applications, the most relevant in the assessment of the current application is PA 96/00500/B for the conversion of the existing barn to a learning centre and tourist accommodation approved on review in 1997 and most recently PA 17/01124/C which was approved for the conversion of the existing barn into a veterinary clinic. Most recently the site has also had approval for the installation of signage under PA 18/00079/D. PLANNING POLICY - 4.1 The site lies within an area zoned as 'white land' on the Town and Country Planning (Development Plan) Order 1982 and also with an area designated as High Landscape or Coastal Value and Scenic Significance (AHLV). Within the Area Plan for the South 2013 (APS) the site also falls with an area of countryside where there is a presumption against development. However in the case of this application for the conversion of an existing rural unit approved as tourist accommodation into residential accommodation ancillary to the main house the following paragraphs and policy form the IOM Strategic Plan is relevant:

4.2 Conversion of Rural Buildings to Dwellings

• Paragraph 8.10.1 states: "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.
• Paragraph 8.10.2 states: 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: 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."

4.3 Environment Policy 2:

"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential."

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Malew Parish Commissioners

• o No Objection (dated 15/10/2018)

5.2 DOI Highway Services

• DNO - Do Not Oppose (dated 06/08/2018) ASSESSMENT

6.1 The use of the existing unit for permanent living accommodation will not be so far removed from the current tourist use to warrant a concern and its continued use will help to maintain a barn building which contributes to the historic character of the farm buildings in this location. The unit has its own off road parking and ample amenity space to allow permanent occupancy and will not impact the amenity of surrounding sites. While indicated as being used ancillary to the main dwelling Ballastrang Farm the unit is capable of being occupied as separate planning unit and would meet the tests of Housing Policy 11 in this case. CONCLUSION - 7.1 The proposed residential use of the tourist unit is considered acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;

• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 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 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 22.10.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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