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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00711/B Applicant : Tina Corteen Proposal : Additional use as tourist accommodation Site Address : Bee And Blossom Farm Upper Scard Ballakillowey Road Colby Isle Of Man IM9 4BP

Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 18.08.2020 __

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.

This application has been recommended for approval for the following reason. This planning application is recommended for approval as it would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties and would comply with the Environment Policies 1 and 2, Strategic Policy 8 and Business Policy 13 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to drawings 1 and 2 and the location plan all date stamped received on 3 July 2020.

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Interested Person Status - Additional Persons

None __

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Officer’s Report

1.0 THE SITE 1.1 The site is the immediate curtilage of an existing stable building situated within a group of structures at the northern end of the lane which leads east from the Sloc (A36), passing Lower Scard and then continuing up to open farmland to the north. The group of buildings, identified in blue, includes a dwelling, two tourist cottages, an outbuilding and a workshop.

1.2 A public footpath runs to the south of the site.

1.3 The site and its buildings are visible from the top of the Sloc as it turns down to descend to the south up to and also from the lane leading from the A36 towards the application site. What may be seen is a group of buildings, the most prominent of which due to its colour (white) and its new two storey front annex, is the main house, the other buildings being finished in timber, cladding and stone, are much less prominent.

2.0 THE PROPOSAL 2.1 Proposed is the change of use from residential to tourist / residential. Due to popular demand for tourism, the owners would like to be able to register the unit for the additional use of tourism. There are no material alterations to the external elevations.

3.0 PLANNING POLICY 3.1 In terms of local plan policy, the site lies within an area not designated for a particular purpose on the Area Plan for the South adopted in 2013 and within an area of Southern Uplands on the draft Landscape Character Appraisal.

3.2 The Landscape Character Appraisal recommends the following in respect of the Southern Uplands, as captured in the Area Plan:

The overall strategy for the area is to conserve and enhance the character, quality and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquillity and remoteness and its wealth of cultural heritage features. Key Views are the open and expansive panoramic views out to sea and over the southern portion of the Island. Distant views in some areas enclosed by the surrounding peaks. No specific policies are applicable to the application site.

3.3 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:

3.4 Environment Policy 1 The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. 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.

3.5 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

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(b) The location for the development is essential.

3.6 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 man- made attractions.

3.7 The Strategic Plan also contains the following which is considered relevant to this application: Paragraph 9.5.8 states, "The use of existing private residential properties as tourist accommodation may be acceptable if it can be demonstrated that it will not compromise the amenities of any neighbouring residents."

3.8 Business Policy 13 Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents.

4.0 PLANNING HISTORY 4.1 14/00483/B - Change of use of one tourist unit to residential dwelling (retrospective). Approved.

04/01099/B - Conversion of redundant barn into three tourist units. Approved.

5.0 REPRESENTATIONS 5.1 Rushen Parish Commissioners were contacted (21/07/20) but at the time of writting, no response has been received.

5.2 Highways Services commented on (04/08/20) and do not object

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact of the proposed development on the character and appearance of the existing dwelling, and street scene; (SP8) (EP1&2) (ii) the impact upon the neighbouring amenities (BP13)

Visual impact. 6.2 The self-contained accommodation would be a one bedroom bathroom, and a living rom/ kitchen. As the proposal does not intend to extend but merely seek the additional use of the existing built fabric and floor space. Whilst it was previously (2014) gained planning for residential use, the reversion to allow for tourist occupation would have a neutral impact on the surrounding buildings. This aspect is deemed to be an acceptable additional use that complies with Strategic Policy and in tirn Environmental Policy 1 and 2.

Neighbouring amenities 6.3 Business Policy 13 indicates that permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents. There are no neighbouring residential properties in this area. The nearest residential property is the applicants dwellinghouse and the proposed tourist use would not be any different than that of a friend or family member occupying the unit during the residential use, than a tourist use would be. THe adjacent two properties forming the 'barn#' are both tourist accomodation. Given the size of the area / accommodation to be used, it would likely lend itself to only accommodate two people.

6.4 As the property sits detached within its own grounds amongst other rural buildings forming one holding. The proposed accommodation is in such close proximity to the main part

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of the dwelling house, it is considered any adverse harm would have greater impact on the owners and would be self policing. As such this aspect complies with Business Policy 13.

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.

8.0 INTERESTED PERSON STATUS 8.1 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.

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 above who should be given Interested Person Status __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 19.08.2020

Determining officer Signed : S CORLETT Sarah Corlett

Principal Planner

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