6 August 2014 · Planning Committee
The Workshop Claddagh Farm, Sulby Bridge, Sulby, Isle Of Man, IM7 2ez
The proposal involves converting redundant barns at Claddagh Farm, including older stable buildings in horseshoe arrangement and a modern steel-framed barn with mezzanines, into a watchmaker's workshop comprising workshop, staff facilities, client display area, office, kitchen and WC.
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The officer acknowledged the proposal conflicts with policies restricting countryside development but justified approval due to reuse of redundant buildings per Strategic Policy 1 and General Policy 3…
Strategic Policy 1
Requires optimising use of redundant/under-used buildings. Officer found proposal reuses redundant barns unsuitable for agriculture, bringing them into active economic use without landscape harm.
General Policy 3
Restricts countryside development except for conversion of redundant rural buildings of architectural/historic value (3b) or overriding national need (3g). Older barns qualify under 3b; business prestige provides weight towards 3g though not fully meeting test, justifying departure from zoning.
Environment Policy 2
Protects High Landscape/Coastal Value areas unless no harm to character. Minimal physical changes (small links <25sqm, window/rooflight alterations) deemed low visual impact, using traditional materials.
Environment Policy 4
Protects species/habitats. Bat/owl survey by licensed expert found no use/potential roosts; Senior Biodiversity Officer content.
Environment Policy 10
Requires flood risk assessment in potential flood areas. No formal assessment submitted but existing floors retained, no new impermeability; consultee noted low concern for commercial on flood edge.
Environment Policy 13
Prohibits unacceptable flood risk. No increased risk from proposal; recent alleviation works noted; consultee advised flood defences.
Environment Policy 38
Prefers traditional materials for pre-1920 buildings. Link uses Manx stone, natural slate; conservation rooflights and sympathetic windows/doors.
Business Policy 1
Encourages employment growth if policy compliant. Unique low-impact high-value business supported by Economic Development for diversification.
Business Policy 7
Office space exceptionally in historic buildings if ensures future use/maintenance. Older barns qualify; office use appropriate for viability.
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.
Use tied to applicant
The use hereby approved shall only be for the benefit of Mr Rodger Smith, the applicant, and in accordance with the details set out in the supporting Design Statement (date-stamped as having been received 19th May 2014) submitted by the applicant/agent. Reason: While the development hereby approved is considered acceptable in this location given the special circumstances of the applicant, this may not be the case in respect of any other future users of the site.
Visibility splay details
Prior to the commencement of any works, details, including elevations of the means of providing the required visibility splays, must be submitted to and approved in writing by the Planning Authority. Reason: in the interests of highway safety and the visual amenity of the area.
Visibility splays and passing places
Prior to any construction works commencing on site, the visibility splays and passing places must be provided in accordance with the approved drawings and retained as such. Reason: in the interests of highway safety and the visual amenity of the area.
do not object to the planning application
do not object subject to imposition of a condition in respect of the visibility splays
strongly supports as it allows expansion of successful manufacturing business, new employment/training in specialised area, fiscal benefits from high value low impact activity, promotes Island as location of excellence for manufacture
