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11 August 2014 14/00802/C Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00802/C Applicant : David & Sharon Killip Proposal : Additional use of existing converted residential barn as tourist accommodation Site Address : Little Ballakewin Foxdale Road Ballasalla Isle Of Man IM9 3ET

Case Officer : Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing dwelling situated on the western side of the A3 between Athol Bridge and the entrance to Silverdale. The dwelling is has traditional elements but is not quite the model vernacular cottage described in Planning Circular 3/91. It has a footprint of 8.5m by 9.5m (compared with 5.5m by 11m). Added to this is a conservatory on the front elevation which adds a further 4m by 3.5m. The property has no chimneys.

1.2 To the rear of the house, which sits with its gable to the road, is a large two storey barn which is 3.2m away and has a footprint of 5.2m by 13.3m.

1.3 Access to the site is directly from the road into the site at the rear of the site and leads to small parking area in front of the barn. Visibility for drivers of emerging vehicles is limited by the alignment of the road exacerbated by the speed of approaching traffic: the speed of traffic using A3 at this point is de-restricted.

1.4 There are trees within and surrounding the site. The applicants, who have recently purchased the site have recently sought advice from the DEFA Forestry Officers and have received permission to fell a number of trees alongside the road.

1.5 The dwelling is undergoing a scheme of alteration and extension as approved under PA 11/00779 (see Planning History).

PLANNING STATUS 2.1 On the Area Plan for the South adopted in 2013 the site lies within an area not designated for development and within an area of Incised inland Slopes. There is a presumption against development as set out in Environment Policy 1 of the Strategic Plan. There is, however advice on the use of existing property as tourist accommodation, as follows:

Paragraph 9.5.8 states, "The use of existing private residential properties as tourist accommodation may be acceptable if it can be demonstrated that it will not compromise the amenities of any neighbouring residents."

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11 August 2014 14/00802/C Page 2 of 4 Business Policy 13 states: "Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents."

2.2 There are also policies which support the conversion of existing redundant rural buildings to alternative uses, including tourist accommodation, under 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 of 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 not be unacceptable implications in terms of traffic generation; a)[sic] 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."

THE PROPOSAL 3.1 Proposed is the use of the upper floor of the barn as tourist accommodation as well as residential accommodation. The approved link to the barn is at ground floor level but does not allow access into the barn which is still to be used as storage at this level. Access will be provided through the link to the back garden and will also form the new entrance to the property, the existing one, through the single storey rear lean-to annex, to be blocked up. The accommodation in the barn is self contained and is not accessible from the main house.

PLANNING HISTORY 4.1 Various planning applications have been considered in respect of this site, the most relevant of which are as follows:

PA 97/00771/A - Approval in principle for the conversion of barn into additional living accommodation, Little Ballakewin, Nr Ballasalla, Malew. Status - Permitted

PA 97/01983/B - Alterations to barn to create first floor living accommodation, Little Ballakewin, Nr Ballasalla, Malew. Status - Permitted

PA 11/00779 - alterations and extensions - permitted

REPRESENTATIONS 5.1 Department of Infrastructure Highway Services indicate that they do not oppose the application

ASSESSMENT 6.1 The accommodation is already permitted as residential and the alternative use for tourist accommodation is considered to accord with BP13 and would also provide a very desirable place for tourists to stay whilst visiting the Island. There are other tourist accommodation facilities on the Ballamodha and the site is close to Silverdale, Castletown and a number of walks as well as being close to the airport.

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11 August 2014 14/00802/C Page 3 of 4 6.2 As such the application is recommended for approval.

PARTY STATUS 7.1 The local authority, Malew Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

11.08.2014

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

C 1. 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.

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This approval relates to drawings and plans received on 9th July, 2014.

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11 August 2014 14/00802/C Page 4 of 4

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 : 19/08/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed : Jennifer Chance Jennifer Chance

Head of Development Management