Planning Officer Report

Planning Officer Report And Recommendations {{table:378671}}

Officer's Report

1.0 THE APPLICATION SITE

1.1 The application site comprises the curtilage of a detached outbuilding located within the farm group that makes up Ballacamaish Farm, which is located on the south western side of Kiondroghad Road in Andreas.

2.0 THE PROPOSAL

2.1 The proposal comprises the conversion of the outbuilding contained within the application site into tourist accommodation. No extensions of the outbuilding are proposed, the only changes are reroofing of the outbuilding and the installation of windows and doors.

3.0 PLANNING HISTORY

3.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. However, the surrounding land has been the subject of the following previous planning applications that could be considered specifically material to the assessment of this current planning application:

3.2 Planning application 08/00542/B sought planning approval for the conversion of existing barn, adjacent to the current application site, to provide two residential units. This previous planning application was approved on the 26th June 2008. This planning approval was subsequently implemented.

3.3 Planning application 10/00268/C sought planning approval for additional use of existing residential units (approved under 08/00542/B) as tourist accommodation. This previous planning application was approved on the 19th May 2010.

4.0 PLANNING POLICY

4.1 In terms of land use designation the application site is not designated for any site specific purpose under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains the following policies that are considered specifically material to the assessment of this current planning application:

4.3 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:

• (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 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;
• (f) 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."

4.4 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;
• (e) 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. Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document."

5.0 Representations

5.1 The Department of Infrastructure Highways Division do not oppose the planning application.

6.0 Assessment

6.1 The conversion of existing buildings within the countryside to other uses, including tourist use, is a listed exception to the presumption against development within such areas under General Policy 3 of the Isle of Man Strategic Plan 2007. As such, the principle behind the proposal is concluded to be acceptable. The purpose of the planning application to therefore to assess the acceptability of the specific proposal, which should be primarily done against the provisions of Environment Policy 16 of the Isle of Man Strategic Plan 2007. 6.2 Based on pre-application site visit and discussion it evident that the outbuilding is redundant of its original agricultural use, something that is not unexpected given the size of historic outbuildings versus the requirements of modern agriculture. Whilst a structural survey has not been specifically submitted with the planning application it was also self evident from site visit that the outbuilding is structurally sound and in a good state of repair. It is considered unlikely that a structural survey would say anything contrary to that observation. The outbuilding is of sufficient interest to merit its preservation through conversion and the proposed conversion does not adversely change its appearance or character. As can be seen by the planning history of the surrounding area the farm holding already has converted outbuildings providing tourist accommodation. The general principle of tourist accommodation within the farm holding is therefore established. Additional tourist accommodation provided by this current planning application would not be out of keeping or in conflict with the surrounding site.

6.3 Given the position of the application site the proposed development does not affect private amenity, highway safety or any other material planning consideration.

7.0 RECOMMENDATION 7.1 It is recommended that the planning application be approved. 8.0 PARTY STATUS

8.1 It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 29.04.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This planning approval relates to drawing no.s SM13/305/4, SM/305/5 and SM/305/6 date stamped the 22nd March 2013.

C 3. The accommodation created by this approval shall be used as tourist accommodation for individual lets not exceeding four weeks in duration. For the avoidance of doubt, no approval should hereby be conferred by this approval for the use of the new accommodation as a separate dwelling.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 30.11.2013

Determining officer (delete as appropriate)

Signed : SONOMEY Anthony Holmes Senior Planning Officer Senior Planning Officer

Signed : SONOMEY Michael Gallagher Director of Planning and Building Control Jennifer Chance Development Control Manager