10 May 2016 · Senior Planning Officer (Chris Balmer)
Barnagh Farm, Rhencullen, Kirk Michael, Isle Of Man, IM6 2hb
The proposal involves converting two existing rectangular beach stone barns, long redundant from farm use, into three units of accommodation for tourist or residential purposes. One barn will become a single unit with a modest 4m single-storey extension for living/dining space, slate roof replacement, and stained timbe…
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The officer assessed the proposal against Housing Policy 11 and Environment Policy 16, finding no significant conflict with the six key criteria of HP11: barns are redundant with no adjacent farming n…
General Policy 3
Presumes against countryside development but exceptions for conversion of redundant rural buildings of architectural/historic/social value per HP11. Officer applied exception as barns met criteria.
Environment Policy 2
Protects High Landscape Value areas unless no harm to character. Site on edge of AHLV; screened by trees with limited views, proposal preserves barns without landscape harm.
Environment Policy 4
Protects species/habitats; bat survey showed no occupancy, new bat accesses added, owner sympathetic with bat boxes.
Environment Policy 16
Permits rural building reuse for tourist/residential if redundant, intact, no extension/adverse change, low traffic, no dispersal prejudice. Met all criteria with subordinate extension, low visual impact.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Slate roofs and stained timber proposed.
Housing Policy 11
Permits rural conversions if redundant, intact, historic interest, suitable size with modest extension, compatible uses/services. Fully met; extension subordinate, character enhanced.
Business Policy 11
Tourism per sustainable objectives and countryside policies like ENV16. Complies.
Business Policy 12
Rural building tourist conversion per HP11. Complies.
Business Policy 13
Residential tourist use without neighbour amenity compromise. Applicant owns adjacent dwelling.
Business Policy 14
Rural tourism like barn self-catering per GP3/BUS11/12. Complies.
Transport Policy 7
Requires parking per standards; six spaces shown. Access visibility/passing not ideal but acceptable per Highway Services and site visit mitigations.
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 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 [specify] of schedule [specify] of the Order at any time. Reason: To control future development on the site.
Initially sought details on passing places; confirmed content with amended plans showing sufficient passing area on 6th April 2016.
No objection to the scheme.
Highways Division deferred their response pending further information on access lane dimensions and parking allocation, later issuing DNOC; Michael Commissioners raised no objection in two separate responses.
Key concern: length and width of the access lane to ensure adequate intervisible passing places
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDNOC on 14.1.16 Agent has provided information regarding the passing places and the allocation of 2 parking spaces per tourist accommodation; Awaiting information from agent regarding the length and width of the access lane to ensure adequate intervisible passing places are provided if required
Conditions requested: Awaiting information from agent regarding the length and width of the access lane to ensure adequate intervisible passing places are provided if required; Information referring to the parking allocation for the tourist accommodation required
Michael Commissioners
No ObjectionNO OBJECTION
Michael Commissioners
No ObjectionNO OBJECTION
