23 June 2016 · Planning Committee
Ballavar Farm, Old Castletown Road, Santon, Isle Of Man, IM4 1ey
The proposal involves demolishing a poor-quality stone/brick piggery outbuilding and replacing it with a slightly larger single-storey tourist accommodation unit featuring two en-suite double bedrooms, central kitchen/dining area, outdoor seating, hot tubs, and disabled parking.
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The officer assessed the proposal as fundamentally conflicting with the Strategic Plan's sustainable development objectives, noting the site's countryside location (zoned Area of High Landscape Value …
General Policy 3
Restricts development outside zoned areas except in exceptional cases like redundant building conversions or agriculture; officer found proposal does not meet criteria as new build on countryside land, not reusing building of merit, despite demolishing piggery.
Spatial Policy 5
New development in countryside only per GP3; site unzoned, so presumption against applied fully to tourism.
Strategic Policy 1
Promotes use of previously developed land; piggery demolition helps but new build extends development into countryside.
Strategic Policy 2 - Priority for new development to identified towns and villages
Countryside development only in exceptional cases per para 6.3; location not sustainable.
Strategic Policy 8
Tourist proposals using existing fabric preferred, without harming environment/highways; new build deviates but enables natural attractions enjoyment.
Strategic Policy 10
Minimize car journeys; rural site far from services likely increases private car use, key officer concern overruled by Committee.
Environment Policy 1
Protects countryside unless overriding need; no such need demonstrated, though visual impact acceptable.
Environment Policy 2
Within Area of High Landscape Value; proposal would not harm character due to design and partial screening.
Business Policy 14
Rural tourism must comply with GP3/B11/12; prefers barn conversions, not new build.
Transport Policy 7
Requires parking per standards; provided but access visibility concerns addressed via amendments/mirrors note.
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.
Stay length limit
Between April and September (inclusive), no person(s) shall occupy or use the accommodation for a single period or cumulative periods exceeding 28 days during those months. Reason: To ensure that the development is only used and occupied as short-let holiday accommodation during the holiday season.
Tourist use only
The building hereby approved shall be used only as tourist accommodation. Reason: The building has been approved on the basis of a specific, evidenced need for this kind of development in this location and the use of the building for any other purpose would represent unwarranted development in the countryside.
Demolition if tourism ceases
Within 12 months of the tourist use ceasing, the building hereby approved shall be demolished. Reason: The building has been approved on the basis of a specific, evidenced need for this kind of development in this location and the use of the building for any other purpose would represent unwarranted development in the countryside.
Fully supports the application as it encourages quality tourist accommodation, diversification, and boosts the local economy in line with policy.
No objections to the amendment; removal of conifer hedge beneficial to health of broadleaf trees.
No objection to the proposal.
Highways Division opposed the application due to inadequate visibility splays at the access; Braddan Parish Commissioners had no objections.
Key concern: inadequate visibility splays (20m vs required 70m)
Department of Infrastructure (DOI) - Highways Division
ObjectionThe plans show visibility splays of approx 20m in each direction, this is well below the required standard of 70m; Adequate visibility splays are required to provided a safe access onto the highway; The application should be refused on the grounds that it does not comply with GP 2(h) _ (i)
Conditions requested: Prior to any construction the access shown on drawing no 1506-100 rev A dated Jan 2016 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter. Reason: In the interest of highway safety; Prior to the use of any building the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications: ... PA16/00128/B
