27 February 2024 · Delegated - Acting Head of Development Management (Abigail Morgan)
Abbey Cot, Kerrowmoar, Ramsey, Isle Of Man, IM7 2ax
The proposal involves changing the use of a single-storey, L-shaped, white-painted stone barn with a natural slate roof, part of a larger structure adjoining a dwelling at Abbey Cot, Kerrowmoar, Sulby, into one unit of holiday accommodation with a double bedroom, en-suite shower room, and kitchen/living/dining area.
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The officer assessed the proposal against Environment Policy 16, which supports reusing rural buildings for tourist accommodation if the building is redundant, structurally sound, preserves character,…
General Policy 2
Requires general design standards including b, c, g, and i). Officer assessed proposed minimal changes (two windows and door) as acceptable and not discernible publicly due to boundary wall, vegetation, and adjoining dwelling.
General Policy 3
Applied alongside GP2 for design and countryside location standards including b). Supported approval as proposal caused no harm to amenities or character.
Business Policy 12
Sets presumption in favour of converting redundant countryside buildings to tourist use subject to 8.10.1-8.10.3. Barn qualified as redundant/non-agricultural, with minimal changes and no dispersal issues near Ramsey/Sulby.
Housing Policy 11
Supports holiday accommodation in countryside if not permanent residential. Conditioned to prevent residential use, as countryside lacks justification for new dwellings absent agricultural need.
Environment Policy 16
Permits rural building reuse for tourism if redundant, structurally sound, preserves fabric/character, no extensions/adverse change, acceptable traffic, no activity dispersal. All criteria met: barn intact/redundant, minimal internal-focused changes, low traffic, preserves visual interest.
Environment Policy 23
Addresses neighbour amenity impacts. No worsening of living conditions found, as noise concerns overruled due to road location and small scale.
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.
Holiday use only
The development, hereby permitted, shall be occupied as a single unit of holiday accommodation, only, and shall not be occupied at as a separate unit of permanent living accommodation. Reason: To ensure that the unit of holiday accommodation is not occupied as a permanent residential dwelling. This is due to the application site being located in the open countryside where planning permission for a separate unit of living accommodation would not be granted unless there was an identified and justified need - such as a requirement for an agricultural or forestry worker. This accords with the provisions of General Policy 3a); Housing Policies 4a) and 11; and, Environment Policy 1 in the Adopted Isle of Man Strategic Plan (2016).
no objection to this proposal
no significant negative impact upon highway safety, network functionality and/or parking due to the relatively small size of the proposals that would create a negligible increase use of the existing vehicular access, subject to the proposals being conditioned as holiday accommodation
Highway Services HDC has no objection to the application subject to a condition that the proposals be conditioned as holiday accommodation for the lifetime of the development. Lezayre Parish Commissioners approved the application unanimously. Lezayre Lodge has no objection in principle but raised a concern about potential late night noise.
Key concern: late night noise from loud music or revelling holiday makers
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking due to the relatively small size of the proposals that would create a negligible increase use of the existing vehicular access, subject to the proposals being conditioned as holiday accommodation for the lifetime of the development.
Conditions requested: proposals being conditioned as holiday accommodation for the lifetime of the development
Lezayre Parish Commissioners
Support23/01116/C Abbey Cot, Kerrowmoar, Sulby - Change of use from existing barn to holiday accommodation Approved unanimous
Lezayre Lodge
Conditional No ObjectionWhilst I no objection to the application in principle, my only concern would will any late night noise from loud music or revelling holiday makers, only a very short distance away.; We have always lived in a very quiet community and would wish it to continue.
