25 July 2016 · Senior Planning Officer (Chris Balmer)
Upper Garth, Garth Road, Crosby, Isle Of Man, IM4 2hb
The proposal involves altering and converting the upper floor of the southernmost stone barn within an equestrian complex at Upper Garth Farm into a compact one-bedroom dwelling of under 50sqm, adding a small 5.7m x 3.5m stone-faced extension to the northern barn for a tack/store room, and retaining existing windows wi…
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The officer assessed the barns as retaining 'fairly typical Manx character through the use of traditional materials along with its general form and positioning within a (once) agricultural environment…
General Policy 3
Presumes against countryside development except conversions of redundant rural buildings of architectural/historic/social value per HP11. Officer applied exception as barns met HP11 criteria despite active use.
Environment Policy 1
Protects countryside unless overriding need and no alternative. Proposal accepted as compliant via HP11 conversion, no adverse countryside impact identified.
Environment Policy 4
Protects species/habitats; bat survey showed bats present but not roosting, no concerns raised by Senior Biodiversity Officer.
Environment Policy 34
Prefers traditional materials in pre-1920 buildings. Retention of existing windows and stone-faced extension use traditional materials.
Housing Policy 11
Permits rural building conversions if redundant, structurally sound, of interest, suitable size/services, compatible uses, with minimal changes re-establishing original appearance in matching materials. All criteria met: traditional character despite equestrian use, structural report confirms capacity, minimal alterations (French doors limited impact), family use mitigates amenity concerns near stables.
Environment Policy 19
Equestrian development ok if no amenity/highway/agricultural land loss. Tack extension accepted as no objections and subordinate.
Environment Policy 21
Equestrian buildings must reflect purpose, not detract from countryside character. Tack extension 'subordinate in scale and appropriate in appearance/finish', using stone/pitched roof.
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.
No Class 38 permitted development
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 development shall be undertaken in accordance with Class 38 of schedule 1 of the Order at any time. Reason: To control future development on the site.
no objection
no objection
Bats present but not roosting. This one is fine to tick off with regard to changes in the buildings.
Environmental Health raised awareness of potential noise and odour complaints from stabling but no formal objection; Marown Parish Commissioners had no objection initially and no comment on amended plans; Highways Division do not oppose.
Key concern: likelihood of complaints from occupiers of the dwelling to noise (early starts) and odour (mucking out)
Environmental Health Manager
No ObjectionWe don’t have any standards in relation to distance for dwellings from stables or barns etc.; The developer should be encouraged to consider the likelihood of complaints from occupiers of the dwelling to noise (early starts) and odour (mucking out).
Marown Parish Commissioners
No ObjectionThe Commissioners have no objection to the following being approved: - 16/00133 - Convert part of outbuilding to dwelling plus extension to create Tack Room and replacement windows at Upper Garth Farm, Garth Road, Crosby
Marown Parish Commissioners
No CommentThe Commissioners do not wish to make any comment on this matter.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 16.2.16
