19 April 2017 · Delegated - Senior Planning Officer Sarah Corlett
The Barn, Ballavarteen West, Grenaby Road, Dogmills, Ramsey, Isle Of Man, IM7 4an
The site is a flat triangular parcel of land in open countryside, part of the curtilage of Ballavarteen West farmhouse, featuring a dilapidated Dutch barn and attached single-storey building proposed for demolition.
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The officer concluded the proposal fundamentally conflicts with the presumption against new development in the countryside, as it comprises new-build tourist units rather than conversion of redundant …
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires new development primarily in existing towns/villages or sustainable urban extensions, with countryside development only in exceptional cases per General Policy 3. Officer found site in isolated countryside location unsustainable, encouraging car journeys contrary to policy aims.
Strategic Policy 10
Seeks to minimise car journeys, promote public transport and protect highway safety. Rural isolation with no nearby services means most trips by car, failing policy.
Strategic Policy 5
Limits development to defined settlements, countryside only per General Policy 3. Proposal fails as new build not meeting exceptions.
General Policy 3
Prohibits development outside zoned areas except specific exceptions (e.g. agricultural housing, barn conversions, previously developed land). New tourist units are new build on agricultural land, not redundant building conversion or PDL, so strictly non-compliant.
Environment Policy 1
Protects countryside for its own sake unless overriding national need with no alternative. Visual harm from buildings and tree risks outweigh any benefits; no national need demonstrated.
Business Policy 14
Rural tourism (e.g. farm accommodation, barn conversions) permitted if complying with GP3, B11, B12. New build fails policy tests.
Transport Policy 7
Requires parking per standards. Highways confirmed adequate provision for 5 vehicles with forward manoeuvring.
Environment Policy 16
Permits rural building conversions for tourism if redundant, structurally sound, of interest, no extensions needed, low traffic. Not applicable as proposal is demolition and new build, not conversion.
Housing Policy 11
For residential barn conversions only if of merit, intact, etc. Cited for context but irrelevant to tourism new build.
Business Policy 12
Tourist conversions of redundant rural buildings per H11 criteria. Not applicable to new build.
Does not oppose subject to condition that car parking and manoeuvring areas be provided prior to occupation to meet standards and ensure highway safety.
Arboricultural Officer recommends additional tree surveys and assessments before determination; Highways Division offers no objection subject to a parking condition; Bride Commissioners object due to dangerous access, increased traffic, and tree removal.
Key concern: entrance from the road is on a very dangerous bend and it is difficult to see clearly when entering and leaving the property
DEFA Arboricultural Officer
Conditional No Objectionbefore the outcome of this application is determined, I recommend that you request the following information; the plans and information submitted show that the constraints imposed by the trees and the impacts of construction on the trees (and vice versa) have not been properly assessed
Conditions requested: request the following information: A tree survey and constraints plan; An arboricultural impact assessment; A tree protection plan; All of the above should be done in accordance with BS5837:2012 (Trees in relation to design, demolition and construction) and should be prepared by a suitably qualified tree specialist; In the event that this information shows that construction activity is proposed within the root protection area (defined by BS5837) request an arboricultural method statement
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject to the following condition; Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety
Conditions requested: Prior to the occupation of any dwelling the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter
Bride Commissioners
ObjectionSeveral concerns were raised regarding this application; The removal of trees ... would not be encouraged
