19 April 2016 · Delegated - Senior Planning Officer Sarah Corlett
Outbuildings, North Baldrine Farm, Baldhoon Road, Laxey, Isle Of Man, IM4 7ql
The proposal involves converting a cluster of disused farm buildings forming a small courtyard at North Baldrine Farm into five two-bedroom holiday cottages, including minor extensions, new rooflights, timber windows and doors with dark stain, repointing stonework with lime mortar, paving the courtyard, and providing p…
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The officer determined the barns are redundant, no longer required for agriculture, and structurally capable of conversion per a submitted report, satisfying EP16(a) and HP11(a).
General Policy 3
Restricts development outside zoned areas except for conversion of redundant rural buildings of value. Officer found exception (b) applies as barns qualify for tourist reuse.
Environment Policy 1
Protects countryside unless overriding need. Proposal justified by policy-compliant reuse preserving buildings over dereliction.
Environment Policy 2
Prioritises landscape character in AHLV areas unless no harm. Changes deemed non-adverse to character.
Environment Policy 16
Permits rural building reuse for tourism if redundant, structurally sound, preserves interest, accommodates use without adverse change, acceptable traffic, no dispersal harm. All tests met: redundancy proven, stone fabric retained, modest alterations balanced for accommodation, highways conditioned.
Housing Policy 11
Allows conversion to dwellings/tourism if redundant, intact, of interest, suitable size with modest extension not harming character. Applied similarly for tourism; extension to unit 1 not adverse overall.
Business Policy 11
Tourism per EP16. Officer confirmed compliance.
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.
Holiday let restriction
The holiday lets hereby permitted shall not be used or occupied other than for the provision of short let holiday accommodation and shall not be used as separate dwellings. No person(s) shall occupy or use the accommodation hereby permitted for a single period or cumulative periods exceeding 28 days in any calendar year. Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of a unjustified separate dwellings in the countryside.
Car parking provision
Prior to the occupation of any holiday cottage the car parking and manoeuvring areas, as shown on drawing C/8006/ 3A date stamped received 5 February 2016, 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.
Passing places
Prior to commencement of development a plan detailing the location of the passing places, shall be submitted to and approved in writing by the Department. All proposed passing places shall be constructed and be operational prior to the use hereby approved being brought into use and shall thereafter be retained and be kept free from obstructions. Reason: In the interest of highway safety
recommend approval
written in support of the application
welcoming it as a contribution to the local Laxey economy, complements village centre work, complies with draft policy, no adverse impacts
Highways initially deferred due to concerns over passing places and land ownership but ultimately issued DNOC with conditions on parking and passing places; Tourism fully supported the application; Lonan Parish Commissioners recommended approval.
Key concern: ownership and control of intervisible passing places on narrow unadopted lane
Department of Infrastructure Highways Division
Conditional No ObjectionDNOC on 04/04/16; Due to land ownership it is acceptable to utilise the access gates as passing places; If the application is to be approved the following conditions should be attached; The unadopted lane to North Baldrine Farm is narrow in places, and with the intensification of use, intervisible passing places need to be shown
Conditions requested: Prior to the occupation of any holiday cottage the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter; Prior to any construction the passing places indicated on a drawing to be approved by the Authority shall be constructed and shall remain unobstructed thereafter
Department of Economic Development Tourism Division
SupportQuality and Service Team at Isle of Man Tourism, Department of Economic Development fully supports the above planning application; It is anticipated that the accommodation would achieve a high 4 Star rating
Lonan Parish Commissioners
Supportthe Board recommends approval of the above Planning Application. This is subject to the approval of the Planning Committee of the Department of Environment Food and Agriculture
