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PLANNING OFFICER REPORT AND RECOMMENDATIONS 14/00483/B David Arthur Curry Change of use of one tourist unit to residential dwelling (retrospective) Holiday Cottage Upper Scard Farm Ballakillowey Road Colby Isle Of Man IM9 4BP Application No.: Applicant: Proposal: Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: OfHcer Delegation Miss Laura Davy Officer's Report 1.0 THE SITE 1.1 The application site is the curtilage of holiday cottages at Upper Scard Farm, Ballakillowey Road, Colby, Rushen. There are three holiday cottages in the converted barn which was approved in 2004, this application relates specifically to the two bedroom cottage. The cottages had approvdii to be used for tourist accommodation. 2.0 THE PROPOSAL 2,1 The application seeks approval for the change of use of the two bedroom holiday accommodation to a permanent dwelling. There would be no external alterations proposed, 3.0 PLANNING HISTORY 3.1 The following previous application is considered to be specifically material in the assessment of the current application: PA 04/01099/B Conversion of redundant barn into three tourist units - approved 4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within a wider area of open countryside identified on The Area Plan for the South 2013 and within an area identified as Uplands, it is adjacent to an area of land owned by the Manx National Trust and open to ramblage. Given the nature of the application it is appropriate to consider General Policy 3 and Housing Policy 11 of The Isle of Man Strategic Plan {20th June 2007). 4.2 General Policy 3 Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: Essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); Conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); Previously developed land^ which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current a) b) c) 14/00483/B Page 1 of 5 27 May 2014

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situation on the iandscape or the wider environment; and where the deveiopment proposed wouid resuit in improvements to the iandscape or the wider environment; The repiacement of existing rurai dweiiings; (Housing Poiicies 12, 13 and 14); Location-dependent development in connection with the working of minerais or the provision of necessary services; Buiiding and engineering operations which are essential for the conduct of agriculture d) e) 0 or forestry; g) Development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and h) Buildings or works required for interpretation of the countryside, its wildlife or heritage. 4.3 Housing Policy 11 Conversion of existing rural buildings into dweiiings may be permitted, but only where: Redundancy for the originaf use can be established; The building is substantially intact and structurally capable of renovation; The building is of architectural, historic, or social interest; The buiiding is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; a) b) c) d) Residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and The building is or can be provided with satisfactory services without unreasonable public expenditure. e) f) Such conversion must: Where practicable and desirable, re-establish the original appearance of the buiiding; a) and b) Use the same materials as those in the existing buiiding. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form. Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character. 5.0 CONSULTATIONS 5.1 Rushen Commissioners do not object 5.2 Do not oppose subject to designated parking to be provided for residential dwelling and tourist accommodation. 6.0 ASSESSMENT 6.1 The application seeks approval for the change of use of the tourist accommodation to permanent residential accommodation. There are no physical alterations proposed so the application is to be determined based upon the issue of whether the loss of a tourist unit on this site would be acceptable. There are no specific planning policies which relate to the change of use of an existing tourist use to a permanent dwelling within The Isle of Man Strategic Plan, however, reference to tourism is made in the following paragraphs: 6,2 Par 9.5.2 - "Tourism has historically been an important element in the Island's economy, and after a period of steady decline visitor numbers to the Island are once again starting to increase. A reliance on the traditional high volume, low yield holidays of the nineteenth and early twentieth centuries is long gone, with a swing towards high yield, lower volume tourism such as business trips, short breaks and special interest attractions." 14/00483/B 27 May 2014 Page 2 of 5

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6.3 Par 9.5.3 - "It is considered that the Island's primary assets to tourists and visitors alike are its unique historical landscape, culture and heritage, as well as a wide range of specialist events and attractions..." 6.4 Par 9.5.5 - "In recognition of this the Department proposes that new forms of contemporar/ tourism development will be welcomed, particularly those that satisfy customer demand for high quality accommodation in rural areas provided that they comply 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 Policy 9. Other forms of quality accommodation in rural areas will be considered, including the provision of hostels and simitar accommodation suitable for walkers but must comply with General Policy 3 and Business Policy 11." 6.5 The applicant has submitted a supporting letter with the application which sets out the history of the barn and the current situation. The barn was converted in 2005 to three tourist units. The applicant's mother and step-daughter moved to the Island and occupied one of the converted cottages. The applicant's mother has since passed away; the cottage is now occupied by the applicant's step-daughter and her friend. 6.6 The cottage which is the subject of this application is the central part of the converted outbuilding, there is a tourist unit to either side of the cottage. 6.7 The policy relating to the conversion of redundant rural buildings to tourist accommodation is the same policy relating to the conversion of redundant rural buildings to dwellings. This policy is Housing Policy 11. 6.8 The main concerns are whether the proposed residential use would have an unacceptable impact upon the amenities of those occupying the adjacent tourist units. The other concern is whether the loss of the tourist unit in this locality is acceptable. 6.9 Dealing with the potential impacts upon the adjacent properties first, the cottages are all located within the one converted building but are similar to that of a small row of terrace houses in terms of relationship with each other. The proposed change of use would result in a permanent residential property adjacent to tourist cottages. The main consideration is whether these two uses are compatible adjacent to each other. Those occupying the residential property would likely be at work between the normal working hours of 9am and 5pm. Those occupying tourist units similarly are likely to be out of the units between these hours but then may also be out later in the evening. It is considered that the use would not be so dissimilar to have an unacceptable impact upon the occupiers of either property. 6.10 The other concern is whether the loss of the unit would have an unacceptable impact upon the available tourism accommodation in the locality. Having contacted the Tourism Division they have advised that the cottage which is the subject of this application has never been registered with the Tourism Division. The other two units on the application site are registered with the Tourism Division and are currently being used for this purpose. Given that the unit which is being assessed under this application has never been registered with the Division they have not provided any further comment. 6.11 The applicant has indicated that the numbers occupying the tourist units have declined in recent years and that there does not appear to be the demand for the units. The applicant also indicates that the full time occupation of the cottage allows them to keep the units warm and dry and that this covers the bills and up keep of the building. 6.12 Given that the use of the building for tourism or for permanent residential has to comply with the same points in Housing Policy 11 it is considered that the use of the one unit would be in accordance with Housing Policy 11. 14/00483/B 27 May 2014 Page 3 of 5

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6.13 The Tourism Division have not commented as the property is not registered with the Division, however they have not written in advising that there is a need for this type of tourist accommodation in this location. 6.14 On balance it is considered that the application is acceptable and is recommended for approval. 7.0 PARTY STATUS 7.1 The local authority, Rushen Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. 7.2 The Highway Services of the Department of Infrastructure is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (d), considered an "interested person" and as such should be afforded interested person status. Recommendation Recommended Decision: Permitted Date of Recommendation: 27.05.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals This approval relates to Drawing Numbers 55.3.04 Rev C, 55.4.04 Rev C and location plans date stamped 22nd April 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Sarah Coriett Senior Planning Officer Signed :... Chris Balmer Senior Planning Officer 27 May 2014 14/00483/B Page 4 of 5

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Signed : Michael Gallagher Director of Planning and Buiiding Controi Head of Development Management Signed :... Jennifer Chance 14/00483/B 27 May 2014 Page 5 of 5