16 August 2024 · Planning Committee, issued by Director of Planning and Building Control (J Chance)
Ballahowin, Braaid Road, St Marks, Ballasalla, Isle Of Man, IM9 3as
The proposal involves converting an existing courtyard of attractive two-storey Manx stone barns, previously approved and used as 13 tourist units (3x one-bed, 8x two-bed, 2x three-bed), to permanent residential accommodation without any external alterations.
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The proposal was approved as it broadly complies with General Policy 2 of the Strategic Plan, with no material external alterations to retain the courtyard barns' agricultural character and appearance…
General Policy 2
Requires no unacceptable impact on neighbouring amenity (g), highway safety (h,i). Officer assessed proposal complies as residential use differs little from current tourist/residential blend, with no adverse neighbour or highway effects; Highways Services confirmed no objection.
Housing Policy 5
Applies to >8 dwellings; requires 25% affordable or commuted sum. DoI Estates confirmed commuted sum for 3.25 units via Section 13 agreement.
Housing Policy 11
Requires redundancy and sequential test for rural conversions. Strictly failed redundancy but satisfied other aspects (structure retained, no overdevelopment); officer recommended approval on balance.
Environment Policy 1
Protects countryside from inappropriate development. No external changes; dilapidated building removal improves openness; visual impact acceptable.
Recreation Policy 3
Requires provision for >10 dwellings. Santon Commissioners noted no off-site space; commuted sum for 848sqm secured via Section 13.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Parking provision and demolition
Within three months of the residential units hereby approved becoming occupied, the demolition of the agricultural building and the parking being laid in full accordance with plan referenced; 'Proposed car parking' No5.3.21 (or as otherwise advised by the Department) shall take place and the parking shall thereafter be retained for use for the 13 units. REASON: To provide adequate parking provisions on site.
Restriction of permitted development rights
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels; Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports; Class 21 - Construction of decking. Reason: To control future development on the site.
No objection but expect recreational and amenity space to be provided by the developer on site.
Do not object subject to works carried out in accordance with drawings No.5.3.21.
No objection to loss given healthy pipeline of 46 new non-serviced units (38 in southern region).
Seeks commuted sum for 3.25 affordable units.
Multiple consultees responded to the planning application 22/00243/C for change of use from tourist accommodation to residential at Ballahowin Farm/Courtyard, with Highways and Santon Parish Commissioners raising no objections, Visit Isle of Man expressing disappointment over los…
Key concern: loss of 12 high quality self-catering units from the tourist accommodation stock
Highways Development Control
Conditional No ObjectionThe proposal is acceptable to Highways Development Control.; Recommendation: DNOC
Conditions requested: Applicant / Developer will be required to install surface water drainage where necessary to ensure containment within the site; proposal according with named drawing Proposed Site Layout and Drawing No: 5.3.21
Santon Parish Commissioners
No ObjectionThe Commissioners had no objection to the planning application.; With regards to the provision of recreational and amenity space the Commissioners have no space which could be used to provide this. The Commissioners would expect this to be provided by the developer on site.
Conditions requested: provision of recreational and amenity space... provided by the developer on site
Visit Isle of Man Agency
No CommentThe quality of the units is at the higher end of the tourist accommodation stock, achieving Four Star Gold and Five Star on the star rating scale and as such are considered an important part of the Island’s overall visitor accommodation offer.; there is a healthy pipeline of new non-serviced accommodation units across the Island (approx. 46) anticipated to join the stock over the next three years.
Department of Infrastructure Public Estates and Housing Division
Conditional No Objectionany affordable residential dwellings proposed in this application would not comply with the Department’s Design Guide 2016, and therefore a Commuted Sum would be required, rather than the usual 25% Affordable Housing provision.
Conditions requested: applicant to enter into a Section 13 Agreement with the Department to provide a Commuted Sum in lieu of affordable housing; Commuted Sum... should equate to 3.25 affordable units
Department of Infrastructure Public Estates and Housing Division
Conditional No Objectionthe total Commuted Sum is £111,173. Ordinarily the Department will agree to the payment of a Commuted Sum in instalments
Conditions requested: Commuted Sum... based upon the notional supply of 3.25 Affordable Homes equivalent; total Commuted Sum is £111,173
