Officer Report Continuation
Planning Report And Recommendations {{table:448104}} ### Considerations {{table:448100}} ### Written Representations ### Consultations {{table:448101}} {{table:448102}} {{table:448103}}
Officer's Report
The Site
The application site represents the curtilage of Ballathona Farm, The Lhen, Andreas which is a relatively large detached property located to the north west of Andreas and north of the Coast Road (A10).
Planning Status
The application site is within an area recognised as being an area of 'White Land', 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.
- Isle of Man Strategic Plan 20th June 2007
- Isle of Man Development Plan Order 1982
Due to the zoning of the site and the proposed development the following policy is relevant for consideration:-
"Business Policy 12: 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 13: 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." "Housing Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where:
- (a) redundancy for the original use can be established;
- (b) the building is substantially intact and structurally capable of renovation;
- (c) the building is of architectural, historic, or social interest;
- (d) the building 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;
- (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and
- (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.
Such conversion must:
- (a) where practicable and desirable, re-establish the original appearance of the building; and
- (b) use the same materials as those in the existing building.
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."
Planning History
The following previous planning applications should be considered in the assessment and determination of this application:
PA 09/01555/B - Installation of solar panels on garage roof - APPROVED PA 00/00856/B - Demolition of existing dwelling and outbuildings \& erection of new dwelling Permitted
PA 02/00417/B - Installation of uPVC sliding sash windows to approved dwelling (PA 00/0856) Permitted
PA 02/01360/B - Erection of attached garage and conservatory to approved dwelling - Permitted PA 02/02288/B - Erection of a 24 m radio antenna supporting tower for amateur radio use - Refused PA 06/00641/B - Erection of an extension to provide tourist accommodation - Permitted
The Proposal
The planning application is seeking approval for the partial conversion of existing garage to provide tourist living accommodation. Two of the three attached garages will be converted, leaving a single garage.
Representations
Andreas Parish Commissioners has no objection with the proposed development.
