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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00623/B Mr Rodger Smith Conversion of existing barns and outbuildings into a watch makers workshop Outbuildings Claddagh Farm Sulby Bridge Sulby Isle Of Man Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level : Planning Committee Mr Edmond Riley Officer's Report THIS APPLICATION IS BROUGHT BEFORE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT IS RECOMMENDED FOR APPROVAL. 1.0 THE SITE The application site is part of Claddagh Mill Farm, Suiby, which is situated to the east of Sulby Bridge and Sulby village itself. The site comprises the access road, which extends more than 150m into the centre of the farm, and also former stable buildings arranged in a horseshoe shape and a steel-framed blockwork and steel-framed barn of modern construction. The latter has, internally, two staircases providing access to two mezzanine levels at first floor level. The older buildings are in a relatively good state of repair despite their lack of active use; the modern building is perhaps unsurprisingly in very good repair. The access road is lined with mature hedgerows for the vast majority of its length, while there are some walls separating the site from the fields to the north and west. The site is not within a Conservation Area, and nor are any of the buildings here Registered. 1.1 Also within the applicant's control, but outside of the application site (that is, within the land edged blue on the location plan) is a house and four fields that were associated with the farmholding when it was in active use. There does not appear to be an active agricultural business on the "blue land" currently, albeit that some sheep were seen grazing in the northern field at the time of the site visit. TTie house, which was built recently following demolition of the previous dwelling, does not have a condition restricting its occupancy to an agricultural worker. 1.2 2,0 THE PROPOSAL Full planning approval is sought for the conversion of the existing barns and outbuildings into a watch-maker's workshop. There are limited physical alterations proposed to the buildings and surrounding area, with the main element of the proposal relating to the change of use of the buildings along with various external alterations. 2.1 24 July 2014 14/00623/B Page 1 of 9

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Two new link buildings are proposed; one would sit between the modern and older barns and have an almost square footprint; this would have a number of window panels and some dwarf walls faced in Manx stone to match the existing stonework on the barn, One set of double doors would sit in the two sides of the link extension, which would measure just under 25sqm. The second link building is perhaps better described as a small infill in the older barns; the sole entrance to the central courtyard is via a covered, gated entranceway, The infill would be created by the installation of two doors - one to the internal courtyard and one to the external of the barns. The windows and doors would be dark grey in colour and constructed of either; timber and cladded with aluminium, or be uPVC-framed. 2.2 A number window changes are also proposed in both the modern and older barns. There is an existing rooflight in the older barns, and this is proposed to be increased to seven overall through the addition of six central pivot conservation-style rooflights within the courtyard-facing roof pitch to the northern ’wing' (four) and eastern 'wing' (two). Two existing non-opening windows in the east elevation, formed of 15 small panels each, are proposed to be removed and replaced with slightly larger casement units. Within the courtyard-facing walls, again only minor alterations are proposed: two of the existing eight timber doors would be replaced with f!oor-to-ceiling windows, while a small timber canopy with supporting uprights would be removed. All the windows proposed here would be dark grey in colour and constructed of either: timber and cladded with aluminium, or be uPVC- framed. 2.3 Rather more extensive changes are proposed to the modern barn. Currently, it has four windows, one pedestrian door and two roller shutter access doors (one in the gable end, one in the side elevation - the latter is by far the larger). The existing four windows would be supplemented by a further 29 windows at both ground and first floor level; those at first floor level would serve the aforementioned mezzanine floors. Also proposed is the replacement of the smaller roller shutter door with a glass door between two floor-to-ceiiing windows; above this, at the mezzanine level, would be two further window frames - all four of these would be non-openable. All the windows would be double-glazed uPVC casement windows. Those at first floor level would have green-coloured frames, while those at the ground floor would have white frames, Internally, the two mezzanine floors would be combined via the addition of a new workshop area running the full length, but half the width, of the barn. 2.4 In regards to the proposed uses, it is proposed that the modern barn would be given over to a workshop and staff facilities. The older barns would effectively be split into three different uses: the western 'wing' would be largely given over to storage and would have no alterations made; the northwern 'wing' would be used to greet clients and as a display area, and the eastern 'wing' would be converted to an office, kitchen and WC. The new building would provide a pedestrian entrance and link between the workshop and the display / client meeting area. 2.5 3.0 PLANNING HISTORY The contemporary barn was erected following the approval granted to PA 07/01849/B. The replacement dwelling was constructed following the approval granted to PA 08/02251/B. 3.1 4.0 DEVELOPMENT PLAN The application site is within an area recognised as being an area of 'white land and woodland' not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. 4.1 4.2 In terms of the Strategic Plan, it is considered that a number of policies and supporting elements are applicable. 24 July 2014 14/00623/B Page 2 of 9

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4.3 The Economic Progress Aim reads as foliows: 'To pursue manageable and sustainable growth based on a diversified economy. "Purpose: To raise the standard of living of the people of the Island and to provide the resources to sustain and develop public services." Strategic Policy 1 reads: "Development should make the best use of resources by: 4.4 (a) optimising the use of previously developed land, redundant buildings, unused and under­ used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space{l) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services." 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: 4.5 (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(l) which contains a significant amount of building; where the continued use is redundant; where redevelopment 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; (0 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 acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." Environment Policy 2 reads: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential," 4.6 Environment Policy 4 states: "Development will not be permitted which would adversely affect: 4.7 (a) species and habitats of international importance: (i) protected species of international importance or their habitats; or (ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites. (b) species and habitats of national importance: (i) protected species of national importance or their habitats; 14/00623/B Page 3 of 9 24 July 2014

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(ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or (iii) Marine Nature Reserves; or (iv) National Trust Land. (c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection. Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats. "Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward," 4.8 Environment Policy 10 reads: "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4." Environment Policy 13 reads: "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted." 4.9 4.10 Environment Policy 38 reads: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred." Business Policy 1 states: "The growth of employment opportunities throughout the 4.11 Island will be encouraged provided that development proposals accord with the policies of this Plan." 4.12 Business Policy 7 reads: "New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space: (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance." 5.0 REPRESENTATIONS AND CONSULTATIONS Lezayre Parish Commissioners do not object to the planning application. 5.1 5.2 Highway Services do not object to the planning application subject to the imposition of a condition in respect of the visibility splays. The Agricultural Advisor of the Department of Environment, Food and Agriculture was contacted for their advice. He advised as follows: "I assume that until recently the land was utilised for the grazing of horses. The fields do not appear on our system and the previous occupier or current applicant has not been involved in any agricultural schemes. 5.3 24 July 2014 Page 4 of 9 14/00623/B

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'The range of stone buildings will be of little agricultural use being unsuitable for the housing of livestock or access by modern machinery." The Chief Executive of the Department of Economic Development has written in support of the application. They advise that the applicant's business expansion make his current premises (in Ballaugh) inadequate. Their letter of support Is summarised with the statement that: "positive determination of the planning application that you are considering will allow or encourage: 5.4 Continued expansion of a successful manufacturing business New employment and training opportunities in a highly specialised area Fiscal benefits to the Island of a high value but low impact activity Promotion of the Island as a location of excellence for the manufacture and the place of origin of a product with world renown" 0 0 0 0 The Senior Biodiversity Officer of the Department of Environment, Food and Agriculture indicated that an assessment of the site in terms of wildlife constraints - specifically bats and owls - should be undertaken. The applicant’s agent was advised of this and a bat survey was conducted and duly provided to Dr Selman and the Planning Authority. This was prepared by Mr N Pinder, a licenced bat worker and member of the Manx Bat Group. This survey included a watch being kept for bats after dusk; two bats were noted feeding but had not emerged from the buildings on the application site. Mr Pinder concludes: "...there is no sign of use by bats or owls of any of the buildings under consideration and only very limited potential for use by bats as either a maternity or hibernation roost. Given the present layout of the buildings they ae unlikely to ever be used by owls". Dr Selman advised that he was content with the findings of the report and considered the matter closed. 5.5 The Assistant Flood Risk Management Engineer of the Manx Utilities Authority was contacted for advice given that the site falls within an area classed as being 'high risk flood 2one - river'. He advised as follows: "the development is right on the border of the Flood Envelope so the depth of flooding should not be severe and as the building is commercial and not a home we are less concerned. 5.6 "However the client should be made aware of the risk and we advise taking appropriate flood defence measures." 6.0 ASSESSMENT Perhaps the first issue to consider is the extent to which the loss of the existing farming enterprise (such as it is) would be acceptable. The Agricultural Advisor noted that there does not appear to be any agricultural operation taking place In the area that could properly be considered as an "enterprise". While there are fields used for the grazing of horses and sheep, none of the fields within the application site's blue land are registered in DEFA's system as being actively farmed. Mr Kneale also pointed out that the existing range of stone buildings would be unsuitable for the housing of livestock or for access by modern machinery and are therefore considered to be of little agricultural use. 6.1 It is noted that the modern barn was constructed on the basis of a then-recent appeal decision nearby, where the Inspector had recommended approval for an application for a new barn even though that barn was of a size greater than was needed by that farming enterprise. It was apparently felt by the Planning Authority that an objection to a barn on the current application site of a size slightly over that required by the agricultural enterprise could not be sustained; it was evident from the pre-application site visit that the barn was not being used to any great degree for agricultural purposes, with storage of household equipment forming the main use. This is unfortunate. It is also true that the counter to this concern is that a 6.2 Page 5 of 9 24 July 2014 14/00623/B

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proposal to bring the barn into a more active use, even if that is not agricultural, is perhaps more welcome than the somewhat ad hoc nature of the barn's current storage use. On this basis, it is considered that an objection to the proposal on the grounds of the loss of an agricultural enterprise could not be sustained. In any case, it should be acknowledged that no change of use to the fields within the applicant's control is proposed such that any grazing activities carried out there would not necessarily cease were the planning application to be approved. 6.3 Whether or not the site is appropriate for the proposed use is the next key test. The Strategic Plan is not altogether supportive of new business operations in countryside locations, with the general goal being to direct new development of ail kinds to existing settlements. However, there are some generic, overarching aims and policies that direct the Planning Authority to consider favourably applications that make the best use of land, especially where redundant or under-used buildings are involved, and also to support the growth and diversity of the economy. This last point has become ever more crucial in decision-making following the Strategic Plan's adoption given the tough financial conditions currently facing the Island. 6.4 The Department of Economic Development are supportive of the scheme, stating that "Roger W Smith Watchmakers is a highly specialised manufacturer of very high value watches which have a worldwide reputation as one of the finest wrist watches made... The Department strongly supports this type of business as it epitomises the 'niche', small scale manufacturer which may operate on the Island with a minimal environmental impact, but which in addition to the direct economic benefit it creates, also generates very significant positive PR for the Island from the direct association with the very high quality watches produced and the long history of horology on the Isle of Man". 6.5 While it might be a slight stretch to indicate that such comments mean the development proposed is of overriding national need in land use planning terms - as required by General Policy 3(g) - it is, equally, considered that there could be a justification to set aside the general presumption against new development in the countryside. Such a consideration is also supported by the provisions of General Policy 3(b) in respect of the older barns, which are considered to have architectural and historic interest. It should also be noted that the proposal involves the construction of a small linkage unit of just under 25sqm between the newer and older barns, and another link within the older barns of 8sqm, such that the visual impact from the implementation of the current application would be quite limited. This is discussed in further detail later In the report. 6.6 While the Strategic Plan does not have any specific policies supportive of such a proposal, there is a general thrust towards the re-use of existing buildings where these are redundant (Strategic Policy 1), towards building a diversified economy (Economic Progress Aim), and towards the growth of employment opportunities (Business Policy 1). There is also support for the provision of office space, of which the application includes some, outside of established settlement boundaries in buildings of architectural or historic interest and for which office use represents the an appropriate, practicable and economic way of securing future use, renovation and maintenance (Business Policy 7). 6.7 There should also be an acknowledgement of the very real prestige that the applicant's business carries with it, and that the proposed use is unique in nature to the Island. 6.8 It is therefore considered that, balancing the unique nature of the proposed use and the applicant's business against the relevant policies and Aim of the Strategic Plan, the principle of the proposal is judged to be acceptable. 6.9 24 July 2014 Page 6 of 9 14/00623/B

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What remains to be assessed are issues relating to flooding, highways safety, the 6.10 protection of important species and, finally, the proposed physical changes to the buildings themselves. 6.11 In terms of flooding, the applicant's agent points out the logic that the finished floor level of a converted building will to some degree be governed by the existing floor levels. This is especially true where the existing buildings are relatively low and where "building up" the floor level would be impracticable in terms of the proposed use. It is also pointed out that the flood alleviation works carried out nearby to the site in recent years will, despite their being focussed on residential properties, have had a positive effect on reducing flood risk in this area. No evidence has been supplied to back up this claim, but it seems fairly reasonable. 6.12 In any case, however, the fact that the proposed works would not have a different impact to the existing situation - no new impermeable surfaces are proposed - makes an objection on this point difficult to sustain. It is also noted that there is no objection to the proposal from the flood risk engineer within the Manx Utilities Authority on the basis that the site falls on the edge of an area at risk of flooding, and also that a proposed non-residential use is of less concern with respect to flood risk than would be the case for a residential use. 6.13 The findings of the bat and owl survey, which has been prepared by an independent expert, are not disputed and therefore no objection is raised in respect of the potential impact of the proposal on either of these animals. 6.1^1 Turning to the matter of highway safety, it is noted that the access to the site from the main road is not especially good in terms of visibility. However, the road here is on something of an S-bend such that vehicle speeds are not especially high. The speed limit is 30mph and, while this limit may not be one that is regularly adhered to, that such a limit exists does give an indication of what is an appropriate and average speed. The access lane is narrow but a passing place to accommodate two vehicles side-by-side is proposed. The access to the site is almost opposite a residential cul-de-sac. It is noted that Highway Services do not object to the application subject to the 6.15 imposition of a condition requiring that "noting must be planted, erected or allowed to remain within the visibility splay that exceeds or may exceed one metre in height". They also comment that the additional road movements likely to be generated by the proposal are such as to not impact on road safety; while it is not immediately clear how many clients and employees the business will attract / have, the nature of the business is such that the numbers of both is likely to be minimal such that Highway Services' position seems reasonable. No objection is therefore raised on the issue of highways safety. 6.16 Turning finally to the design changes proposed, important considerations given that the site is within an area of high landscape value, it is not considered that these will have any great impact. The proposed window changes in the newer barn will quite likely improve its appearance by reducing the starkness of the currently somewhat flat and featureless elevations. TTie use of colours reflective of the building at ground and first floor levels are welcome. 6.17 The minor changes proposed to the older barns will quite likely have something of a neutral effect on their appearance; while they are far more attractive in their current guise than the modern element to the north, the changes proposed ^re minimal in scale and nature. The use of conservation-style rooflights is welcome. While it is perhaps a touch unfortunate that windows of a non-traditional opening method are proposed, it is acknowledged that the buildings already offer a variety of different window styles and it is also true that the original use of the building as a barn could make the installation of sliding sash windows a little contrived inasmuch it is highly unlikely that these were ever employed in the barn. Page 7 of 9 14/00623/B 24 July 2014

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The proposed link units are also considered unobjectionable in terms of their visual 6.18 impact. The use of traditional finishes in terms of Manx walling and natural slate roofing is welcome, and the form and mass of the larger link unit reflects the existing, older barns. 7.0 CONCLUSIONS AND RECOMMENDATION Although the proposal does not fully comply with policies that seek to restrict development in the countryside, the Strategic Plan does provide some support for the re-use of buildings in the countryside where these are redundant and where the use proposed is an appropriate way to ensure those buildings' longer-term viability. It has also been seen that the proposal does meet the general presumption in favour of the growth of a diversified economy, and importantly in this regard that the unique nature of the applicant’s business is such as to warrant extra weight being given to this particular planning application. 7.1 7.2 It is also the case that the proposal is satisfactory in terms of flooding, highways safety and biodiversity issues. 7.3 Accordingly, it is recommended that approval be granted. A condition tying this approval to the applicant is also recommended, given that the application is in many ways considered acceptable because of the specific nature of the applicant's circumstances. 7.4 8.0 INTERESTED PERSON STATUS In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits. 8.1 In line with Article 6(3) of the Town and Country Planning (Development Procedure) (No2) Order 2013 and Article 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: 8.2 The Department of Economic Development; The Department of Environment, Food and Agriculture, and The Manx Utilities Authority. 0 0 o Recommendation Recommended Decision: Permitted Date of Recommendation: 24.07.2014 24 July 2014 14/00623/B Page 8 of 9

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Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimpiemented planning approvals. To comply with article 14 of the Town and Country Planning (Development C 2. The use hereby approved shall only be for the benefit of Mr Roger Smith, the applicant, and in accordance with the details set out in the supporting Design Statement 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. This approval relates to the following plans, date-stamped as having been received 19th May 2014: 14 1047 1; 14 1047 2; 14 1047 3; 14 1047 4; 14 1047 5; 14 1047 6; 14 1047 7; 14 1047 8, and 14 1047 9. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority. Decision Made: Committee M Date: Signed :... Presenting Officer Further to thejlecision of the Committee an additional report/condition reason is required. S^fmg officer to delete as appropriate / 24 July 2014 14/00623/B Page 9 of 9