Planning Officer Report

Case Officer: Mr Jamie Leadbeater Photo Taken: 12.06.2012 Site Visit: 12.06.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of Barroose Farmhouse off Barroose Road in Baldrine, Lonan. The farmhouse and adjoining annex is located between Barroose farm and a detached dwelling known as Homestead. The site is accessed via narrow private road from the end of Barroose Road which bypasses agricultural outbuildings associated with Barroose farm.

1. The application site itself includes a large two storey annex building that adjoins Barroose house, which was once a barn associated with the nearby farm. The front elevation of the annex is set approximately 24 metres back from the vehicular entrance to the site. In between, there is a large expanse of bricked driveway that provides parking and manoeuvring space for approximately up to 15 vehicles. The front elevation of the annex overlooks the Lonan countryside towards Baldrine.

The Proposal

1. The applicant seeks permission for the additional use of the annex to Barroose house for self-catering holiday accommodation.

Planning History

1. The application site, and adjacent sites, have been the subject of a number of previous planning applications, eight of which is considered specifically material to the assessment of this current planning application:

09/01334/B - Erection of a dwelling (comprising amendments to PA07/00888B), Barroose Farm – Approved. 07/00888/B - Erection of a dwelling with associated wind turbine, solar panels and landscaping – Approved. 07/00473/B - Erection of an extension to an existing agricultural building, Barroose Farm – Approved. 02/00749/B - Erection of replacement store – Approved.

Application No.:	12/00788/C
Applicant:	Mr Ian George & Mrs Mary Jane Sims
Proposal:	Additional use of annex for self catering holiday accommodation
Site Address:	Barroose House Barroose Road Baldrine Isle Of Man IM4 6AR

01/02437/B - Erection of garages, store and granny flat to replace part of barn (amendment to approved PA 01/1143) – Approved. 01/01143/B - Erection of garages, store and granny flat to replace part of barn – Approved. 00/00441/B - Erection of dwelling – Refused. 85/01007/B - Erection of building to form double garage – Approved.

Planning Policy

1. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site is designated as unzoned 'white land'.

1. The Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application. Business Policy 11 states:

"Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted".

Business Policy 12 states:

"Permission will generally be given for the conversion of redundant buildings in the countryside to tourist use providing that the development complies with the policies set out in paragraph 8.10. – Housing Policy 11".

Business Policy 14 states:

"Tourism development may be permitted in rural areas provided that it complies with the policies in the Plan. Farmhouse accommodation or quality self-catering units in barn conversions and making use of rural activities will be encouraged but must comply with General Policy 3 and Business Policies 11 and 12.

Other forms of quality accommodation in rural areas will be considered, including the provision of hostels and similar accommodation suitable for walkers but must comply with General Policy 3 and Business Policies 11 and 12".

Environment Policy 16 states:

"The use of existing rural buildings for new purposes such as tourist, or small-scale industrial/commercial use may be permitted where;

• (a) It is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation;

• (b) The reuse of the building will result in the preservation of fabric which is historic, architectural, or social interest or is otherwise of visual attraction;

• (c) It is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character;
• (d) There would be unacceptable implications in terms of traffic generation;
• (e) Conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and,
• (f) The use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site.

Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document".

General Policy 3 states:

"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) Essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) Conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) Previously developed land (defined in Appendix 1) which contains a significant amount of building; where the continued use is redundant; where development would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) The replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) Location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) Building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) Development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and unacceptable alternative; and,
• (h) Buildings or works required for the interpretation of the countryside, its wildlife or heritage".

Representations

1. Lonnan Parish Commissioners recommends approval of the application.
2. The Highways Division recommends approval of the application as it has no adverse traffic management, parking or road safety implications.

Assessment

1. It is considered Business Policy 12, Environment Policy 16 and General Policy 3 in the Isle of Man Strategic Plan 2007 carry little weight for assessing this proposal as they largely relate to physical developments for tourism developments, which this proposal does not seek permission for. Subsequently, the existing annex should be assessed upon its merits as tourist accommodation in respect of its ability to provide adequate residential amenity, highway access, parking provision without adversely affecting the countryside.
2. The existing annex is large enough to provide suitable self-catering tourist accommodation in respect of its size and parking provision. Whilst there is no garden

space dedicated to the annex, it is considered sufficient residential amenity can be obtained through utilising the first floor terrace and through its location in a relatively quiet rural location. The highway access to the site is not ideal due to its single lane width, especially given the likelihood tourists would have to bypass farm traffic at times; however, given that the expected level of use of the annex would be infrequent and it is considered the access road will be adequate to tourists needs. This is a judgement shared by the Highways Division. Furthermore, it is not considered the expected level of use would cause a demonstrable level of harm to the countryside. As such, the proposal is considered to be in compliance with the essence of all relevant policies stated above in the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Lonan Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered “interested persons” and as such should be afforded party status.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 29.06.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates drawing numbers. 684/00/02, 684/00/05, and the Floor Plan, all received on 30th May 2012.

C 3.

This approval relates to the additional use of the annex, which is ancillary to Barroose House, for self-catering tourist accommodation purposes.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 27.12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager