11 August 2020 · Planning Committee
Struan Thie, Sulby Glen, Sulby, Isle Of Man, IM7 2bd
The proposal involves converting an existing storage barn into a single-bedroom tourist unit with alterations including replacing the garage door and bay window with bi-folding doors, a new dark grey corrugated or slate roof, lime render on walls, black/dark grey windows and gutters, and two rooflights.
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The officer established the principle of development as acceptable under Housing Policy 11 and Business Policy 12 because the barn is redundant for agricultural use (evidenced by internal photos and p…
Strategic Policy 1
Requires optimising use of redundant buildings and previously developed land. Officer found barn redundant and suitable for reuse without extension, utilising existing infrastructure.
General Policy 3
Permits conversion of redundant rural buildings of value outside zoned areas per Housing Policy 11. Applied to allow tourist conversion as exception to countryside restrictions.
Environment Policy 1
Protects countryside unless overriding need and no alternative. Conversion accepted as policy-compliant reuse without countryside harm.
Environment Policy 2
Protects AHLV landscapes unless no harm to character. Barn's lower level, traditional alterations ensured no harm to glen character.
Environment Policy 16
Permits rural building reuse for tourist use if redundant, intact, no extension needed, preserves fabric/character, acceptable traffic. All tests met: redundant, intact, no extension, visual benefits outweigh retention.
Environment Policy 22
Prohibits unacceptable harm from pollution/noise/light. No amenity harms found to neighbours; flue acceptable.
Housing Policy 11
Allows rural conversions to dwellings/tourist if redundant, intact, of interest, suitable size without major extension. Barn met criteria; used alongside Business Policies for tourist use.
Business Policy 11
Tourist development in rural areas per ENV16. Compliant as barn conversion.
Business Policy 12
Permits redundant rural building conversions to tourist use per HP11. Directly applied to establish principle.
Business Policy 14
Encourages quality self-catering barn conversions in rural areas if compliant with GP3/BP11/12. Supported one-bedroom unit.
Transport Policy 7
Requires parking per standards. 3 spaces provided; conditions for parking, turning, bicycle storage, visibility.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Use restriction
The barn conversion hereby approved shall be used only for family and friends of those occupying the main dwelling or as tourist accommodation. The building shall not be occupied as an independent dwelling unit. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
No extensions/alterations
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(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
Bicycle storage
The development shall not be occupied or operated until the secure and covered bicycle storage has been provided to the Department and approved in writing. The secure and covered bicycle storage shall be retained and available at all times thereafter. Reason: To promote sustainable travel in the interests of reducing pollution and congestion.
Visibility splay
The walls and vegetation which is situated within the visibility splay shown on drawing no.20 1382 04, shall be reduced to a height of 1m and the splay shall thereafter be maintained at this height and free from any obstruction exceeding 1.05m above the level of the adjacent highway carriageway. Reason: For the interests of highway safety.
visibility below standard but maximised and enhanced by lowering boundary wall to 1m; requested conditions for visibility splays, parking/turning, bicycle parking
request bat survey and vegetation cut outside bird nesting season
Manx National Heritage welcomes the barn conversion in principle but raises heritage concerns and recommends investigation; DEFA Biodiversity objects pending bat and bird surveys; Highways has no objection subject to conditions; Lezayre Parish Commissioners object due to access and safety issues.
Key concern: bat roost potential requiring surveys prior to determination
Manx National Heritage
Conditional No ObjectionWe welcome the principle of a scheme which provides a new purpose for, and extends the life of, a traditional rural outbuilding; the structure should therefore be visually investigated by a buildings historian to clarify its firmer purpose; recommend that, following investigation by the Planning Office, consideration is given to the merits of either recording the barn prior to alteration, or exploring means of preserving as much of the significant elements of the building as possible through sympathetic conversion, or both
Conditions requested: recording the barn prior to alteration; exploring means of preserving significant elements through sympathetic conversion; recording location of any former or existing openings for mill machinery if proven to be a mill; recording and preserving the doorway in the south gable at first floor level and the external ramp leading to it
DEFA Biodiversity
ObjectionThe Ecosystem Policy Team request that a Preliminary Assessment for bats is undertaken... prior to determination of this application; All surveys should be undertaken in line with best practise, as set out in the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines; Bats are listed on Schedule 5 of the Wildlife Act 1990
Conditions requested: Preliminary Assessment for bats by suitably qualified ecologist and report submitted prior to determination; if suitable, bat roost survey by licensed bat ecologist with mitigation plan submitted prior to determination; ecological assessment for birds with avoidance and mitigation measures submitted prior to determination; advisory note on bird protection under Wildlife Act 1990
Highway Services
Conditional No ObjectionHighway Services do not oppose the proposal subject to conditions; Recommendation: DNOC
Conditions requested: Provision of Visibility Splays - Dimensioned on Approved Plan: Prior to the commencement of the use hereby permitted, a visibility splay shall be provided in full accordance with the details indicated on the approved plan. The splay shall thereafter be maintained at all times free from any obstruction exceeding 1.05m; Provision of Parking and Vehicle Areas - Prior to the commencement of the use hereby permitted, the proposed on-site car parking turning shall be laid out... properly consolidated and hard surfaced and drained into the site; Bicycle Parking - No works shall commence on site until a scheme for the parking of bicycles has been submitted to and approved in writing by the Planning Authority; Restriction on occupancy - Planning to determine
Lezayre Parish Commissioners
ObjectionRefused 3-2 majority; The Commissioners have concerns regarding the access and egress at this site
Manx National Heritage
No Commentany work should take place outside bird nesting season, April 1st to July 31st; DEFA Inland Fisheries should also be consulted; Manx Utilities also need to be consulted as the area is within a flood risk zone
