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23/01063/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01063/B Applicant : Mr & Mrs Martin Freestone Proposal : Conversion of existing stables to tourist accommodation with associated storage room Site Address : Rose Hill Farm Richmond Hill Douglas Isle Of Man IM4 1JG
Planning Officer: Ms Jill Nixon Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.02.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved.
Details of the soft landscaping works should include details of new planting (including tree planting) showing, type, size and position of each. a
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner.
Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.
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Reason: To ensure the provision of an appropriate landscape setting to the development.
N . The applicant or their agent are advised to contact environmental Protection to discuss the following;
This application has been recommended for approval for the following reason. The proposed development is considered to be acceptable in principle in this countryside location, without detriment to the character or amenities of the wider landscape or the amenities of surrounding residential properties. The proposals are also not considered to result in any material impact upon the safety and capacity of the local highway network. The application is therefore considered to comply with Strategy Policy 1, Spatial Policy 5, General Policies 2 and 3, Environment Policy 1, Business Policy 13 and Transport Policies 4 and 7 of the Strategy Plan (2016).
Plans/Drawings/Information;
This approval relates to the following drawings received on 15/9/23;
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is a building within the Rosehill Farm site. Rosehill Farm is a farm extending to 18.5 acres situated at the top of Richmond Hill and lying to the south thereof. The entrance sits between Rosehill Lodge and the entrance to Beaconsfield Farm to the south west.
1.2 Rosehill Farm accommodates a range of buildings including the dwelling - Rosehill Farm house which is currently in the process of being extended (see Planning History), a group of outbuildings which incorporate a large, modern indoor arena, a two storey building used as residential accommodation and most recently has planning approval for additional use as tourist accommodation, and a single storey stable building. The two storey residential/tourist accommodation sits between the indoor arena and the single storey stables.
1.3 The application site comprises an existing single skin, block built, single storey stables with timber veranda and timber doors. The stables form an 'L' shape arrangement around a
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courtyard enclosed by other buildings on the adjacent eastern side which fall outside of the red line. South of the buildings is an existing open area sitting between the buildings and a landscape tree area.
2.0 PROPOSAL
2.1 Planning permission is sought for the conversion of the existing stables into four tourist accommodation units large enough to accommodate two people
2.2 The proposed alterations to the building include;
2.3 Parking for the proposed accommodation would be within the external yard.
3.0 PLANNING HISTORY
3.1 The site has been subject to a number of previous applications those considered relevant to the assessment of this application are as follows
22/01500/B Planning approval was refused for the conversion and extension of this existing stable building into four tourism units for the following reasons;
The site is not designated for development, is not within any settlement boundary and is not a building of historic, architectural or social interest warranting it an exception to development in the countryside contrary to Strategic Policy 2, Spatial Policy 5, Environment Policy 1, General Policy 3(b), Housing Policy 11 and Environment Policy 16 of the Isle of Man Strategic Plan
The site contains some previously developed land, however its proposed redevelopment would result in an increased impact on the environment and landscape beyond the current situation contrary to General Policy 3(c) of the Isle of Man Strategic Plan 2016.
The proposal by reason of its increased level of activity, upwards height increased and proximity to neighbouring property within the courtyard would result in an adverse overbearing and overlooking impact harming the adjacent properties privacy, overall outlook, living conditions and general amenity contrary to General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016.
By reason of the increased level of activity at the site as a result of the proposed tourist units and their associated traffic movements, it is not considered that sufficient information has been provided to demonstrate safe access and egress onto and from the main arterial route which is three lanes wide and subject to high traffic speeds and passing vehicles without resulting in any highway safety issues or highway network and safe flow of traffic issues contrary to General Policy 2 (h and i) and Transport Policy 4 of the Isle of Man Strategic Plan
23/00048/C Change of use application for additional use of residential property as tourist accommodation Approved.
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23/00386/C Temporary change of use of site for a family festival with associated day parking, camping and motorhomes for 30th June to 2nd July 2023 and 28th to 30th June 2024 and 27th to 29th June 2025. Approved
3.2 The planning statement submitted with the application and available to view online lists several applications on other sites that they consider relevant to the assessment of this proposal because of the precedents they establish however the applications although for tourist uses do not appear to be directly comparable in that they do not appear to relate to the conversion of buildings of no structures of no arc
4.0 PLANNING POLICY
4.1 The site lies within an area not designated for development on the Area Plan for the East 2020 and is outside of any settlement boundary. As such, there is a general presumption against development
4.2 Landscape Character Assessment 2008. The site appears to lie on the boundary of two areas of the same Landscape Character Incised Inland Slopes (D10 Braaid and D13 Santon). The advice in the Area Plan for the East for these two areas is (in summary) D10 Landscape Strategy Conserve and enhance: a) the character, quality and distinctiveness of the area, with its open large pastoral fields; b) its Manx hedges; c) its scattered farm houses fringed by trees; d) its sunken and enclosed rural road network and its numerous archaeological features.
Key Views Extensive uninterrupted panoramic views from higher points over large open fields and Greeba Valley and the northern Uplands and eastwards to the built-up edge of Douglas. Some glimpsed views over fields from most sections of roads, which are enclosed by high grassed Manx hedgerows for the most part.
D13 Landscape Strategy Conserve and enhance: a) the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons; b) its scattered settlement pattern; c) its Victorian garden and the railway.
Key Views Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid. Incinerator chimney forms a notable landmark in the immediate area. Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms. Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top. Views from Isle of Man Steam Railway
4.3 Environment Policy 1 which seeks to protect the countryside for its own sake, Strategic Policy 2 and Spatial Policy 5 direct development to designated settlements.
4.4 There is however a provision within General Policy 3 for rural conversions and re- development of previously developed land where the impact would be less visually intrusive, or that in rural conversions that the works accord with the constraints listed in Environment Policy 16 and Housing Policy 11 in ensuring only structurally sound buildings of architectural, historic or social interest are retained and that works to them are sensitive in maintain their special character and appearance.
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4.5 Strategic Policy 8 and Business Policies 12 and 14 support tourist development that makes best use of existing built fabric where it does not have any adverse environmental impact and provides good quality accommodation.
4.6 Business Policy 11 indicates that development plan policies will be given as much weight in the assessment of tourist uses as they are to for any other types of development.
4.7 Transport Policy 4 and 7 seeks to ensure suitable highway access and safety for any new development and Environment Policy 4 seeks to protect habitats.
5.0 REPRESENTATIONS
Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Braddan Parish Commissioners - No Objection (2/10/24).
5.2 Department of Infrastructure (DOI) Highways Division - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking, subject to the dwellings remaining as tourist accommodation for the lifetime of the development (due to adopted highway issues and access considerations). The applicant is advised to consider cycle parking and EV charging points for the users of the tourist accommodation (22/9/23).
5.3 Visit Isle of Man Agency - Are supportive of the application (27/10/23).
5.4 DEFA (EPU) ask for more information in relation to sewage treatment (19/09/23).
6.0 ASSESSMENT
6.1 The fundamental issues to consider in the assessment of this current planning application are (i) the principle of development; (ii) the visual impact (iii) any impact on adjacent trees (iv) neighbouring amenity, (v) impact on highway safety and (vi) other matters.
Principle 6.2 The application site is not within any settlement and is not designated for any specific use or purpose (it's in the countryside) and so there is a general presumption against any kind of development as per StgP 2, SptP 5 and EP1, unless it meets with any of the exceptions in GP3. GP3 allows for conversions of existing rural buildings which are of architectural, historic, or social value and interest subject to strict criteria (HP11) or re-development of previously developed land where its redevelopment would reduce the impact of the site on the landscape and environment compared to the current situation.
6.3 In this case the existing stable building is not traditional, it has a modern single skin concrete block built construction and is not of any historic, social or architectural interest and so fails the key tests of EP16 or HP11 that both make clear that only buildings of architectural, historic or social interest are to be retained and converted. However the building appears to be substantially intact, in proximity to existing services and capable of renovation. It is considered that the proposed design although contemporary would retain the original character of the stables and would not increase the visual impact on the landscape. The applicants have argued that the proposed cladding which is darker than the existing render would in fact reduce the impact of the building on the wider landscape.
6.4 Planning permission is sought for 4 units which is considered relatively modest therefore it is not considered that the scale of the development would impact on the landscape or environment
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6.5 The Governments Tourism Strategy is a material consideration makes it clear the type of new tourism development that is needed to promote the Island as a desirable tourist destination it is considered that this proposal would provide desirable holiday accommodation that would accord with the Strategy.
Visual Impact
6.6 The scale of the proposed development is significantly less than the previously refused scheme PA 22/01500/B both in terms of massing and the number of units has been reduced from 6 to 4 it is considered that this proposed reduction has resulted in a design that retains the original character of the building
Given the proposed alterations to the design and the buildings location amongst the existing developed area of the farm it is considered that the proposal would harmonise with the character of the farm and there would be no detrimental visual impact within the site or wider landscape.
Impact on trees 6.7 The proposal would not result in the loss of any trees.
Impact on neighbouring amenity 6.8 Given the proposed alterations to the scale and the amended design to retain the character of the original building it is not considered that this proposal would result in a reduction of the amenity of the nearest neighbours
Impact on highway safety. 6.9 The previous application for the conversion of this building PA22/01500/B was refused on the grounds of highway safety. The reduction in the number and size of the units will significantly reduce the amount of proposed highway activity associated with the conversion of this building. Highway Services have visited the site and confirmed they have no objection to this proposal. The proposal therefore complies with the criteria set out in GP2 (h and i) and Transport Policy 4.
Other matters 6.10 An informative is suggested in response to the comments from EPU.
7.0 CONCLUSION
7.1 It is considered that this amended scheme has addressed all the reasons for refusal attached to PA 22/01500/B the proposed development is considered to be acceptable in principle in this countryside location, without detriment to the character or amenities of the wider landscape or the amenities of surrounding residential properties. The proposals are also not considered to result in a material impact upon the safety and capacity of the local highway network. The application is therefore considered to comply with Strategy Policy 1, Spatial Policy 5, General Policies 2 and 3, Environment Policy 1, Business Policy 13 and Transport Policies 4 and 7 of the Strategy Plan (2016), and recommended for approval
8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure;
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(d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 04.03.2024
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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