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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01328/B Applicant : Mr Michael Cluny Proposal : Conversion of redundant workshop to provide tourist living accommodation (class 3.6) Site Address : Gateways Lezayre Road Glen Tramman Ramsey Isle Of Man IM7 2AW
Senior Planning Officer: Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 12.01.2021 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. On balance, it is considered the proposal would fail the redundancy test, is not of sufficient quality or interest to warrant retention and re-use and therefore is considered contrary to Strategic Policy 8, Business Policy 11, 12 & 14, and Environment Policy 16 of the Strategic Plan. Similarly as the proposal fails to satisfy those aforementioned policies the proposal would be contrary to Environmental Policy 1 and 2 of the strategic plan. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of Gateways, Lezayre Road, Glen Tramman. Ramsey. The property is a detached two storey dwellinghouse with a detached single storey building to the rear (north) of the site. The garage is accessed from the highway from the gated entrance to the dwelling house.
1.2 The building measurers 12m x 4.5m under a pitch tiled roof, painted render finish, small windows in each gable and three regular sized garage doors to the east (front) elevation.
2.0 THE PROPOSAL
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2.1 Proposed is the conversion of a redundant workshop/garage into holiday let accommodation. The scope of works would see the removal of the garage doors and the installation of three windows to each reveal and the remainder of the opening blocked up. Internally the floor plan would be subdivided to provide two bedrooms a shower room and an open plan kitchen/lounge area.
3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area recognised as white land or not zoned for development. The site is also designated as an Area of High Landscape Value. The application site is part of the residential curtilage of the dwellinghouse, as such it wold be appropriate to consider the following policies;
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically material to the assessment of this current planning application.
3.3 Environment Policy 1 The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over- riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
3.4 Environment Policy 2 The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) The development would not harm the character and quality of the landscape; or (b) The location for the development is essential.
3.5 Strategic Policy 8 Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and man- made attractions.
3.6 Environment Policy 16
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.
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3.7 Business Policy 11 Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted.
3.8 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.
3.9 Business Policy 14 Tourism development may be permitted in rural areas provided that it complies with the policies in the Plan. Farmhouse accommodation or quality self-catering units in barn conversions and making use of rural activities will be encouraged but must comply with General Policy 3 and Business Policies 11 and 12. Other forms of quality accommodation in rural areas will be considered, including the provision of hostels and similar accommodation suitable for walkers but must comply with General Policy 3 and Business Policies 11 and 12.
3.10 Transport Policy 4 The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.
4.0 PLANNING HISTORY 4.1 98/01792/B - Erection of garage and garden store to replace existing, Gateways, Lezayre Road, Churchtown, Lezayre.
5.0 REPRESENTATIONS 5.1 Lezayre Parish Commissioners commented on (15/12/20) objection to the access in and out of the site given the location on the bend and the 50mph speed limit of the road.
5.2 Highways Services have commented (04/12/20) with no objection.
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the principle of the proposal (ii) the visual impact of the proposed development on the character and appearance of the existing dwelling, and street scene; (iii) Highway Safety
6.2 (i) Principle There is an underlying element to the Strategic Plan Policies which are relevant to the conversion of rural buildings to tourist use which must be taken into account. General Policy 3 allows for conversion of redundant rural buildings in the countryside, taking note of their aesthetic value and Business Policy 11 allows for "development" in the countryside for tourism subject to meeting the conversion tests of Environmental Policy 16. This is the expectation that the buildings should be redundant. Business Policy 12 provides that permission will generally be given for the conversion of "redundant buildings" in the countryside to tourist use, subject to compliance with paragraph 8.10, Housing Policy 11 and Environment Policy 16 of the Strategic Plan. Business Policy 14 provides that tourism development may be permitted in rural areas, but requires compliance with other Strategic Plan policies, including specific cross- references to Business Policy 12, and through that policy to Housing Policy 11. As a result,
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whilst Housing Policy 11 relates to conversions into dwellings, by virtue of Business Policy 12 it also applies to conversions to tourist uses. Amongst the requirement of Housing Policy 11 is that redundancy for the original use can be established, as echoed in Environmental Policy 16.
6.3 Turning to the proposal, whilst the applicant note the workshop is now redundant for their uses, it could provide for garaging and additional storage for the dwellinghouse which if converted to separate accommodation would remove this element from the curtilage where there is no other alternative. As this is a modern building, (approved in 1998) is cannot be said to be of historic, architectural or social interest to warrant preserving through conversion to tourist accommodation, as would fail the test of Environmental Policy 16 which in turn is contrary to Business Policy 11, 12 & 14 of the Strategic Plan.
6.4 The Department is concerned with the potential for incremental development in the countryside undermining policies that seek to protect it. If it is accepted that there will be additional comings and goings by people not associated with the primary dwelling, it may be hard to resist the accommodation being rented out for long term lets, which is effectively a separate unit of accommodation. The policies in the Strategic Plan aim to provide for a sustainable island, directing development to town centres. Providing for tourist accommodation in a modern build is not sustainable nor is the built fabric of interest and quality as prescribed by Strategic Policy 8.
Visual impact. 6.5 The self-contained accommodation would create, two bedrooms, a shower room, and a open plan living room/ kitchen. The proposal does not intend to extend but merely seek the additional use of the existing built fabric and floor space with minor alterations to the external elevation (East). Any views of the building from the highway to the south are only though the entrance to the site and as the dwellinghouse sits in between the highway and the building, being larger, would help screen any views. Nevertheless as the exception to development in the countryside though Ep16 cannot be met, the proposed conversion of the existing building would not comply with Environmental Policy 1 and 2 of the strategic plan which sets out to protect the countryside from unwarranted development.
Highway Safety 6.6 The point regarding access and egress from the site as raised by the Local Commissioners is noted. Highway Services have considered the merits of the proposal, access to and from the site from the highway, as well as parking. As the transport professional their comments are heavily relied upon and whilst the Local Commissioners have an opinion on the safety of the existing access / egress, this is not supported by the Highways Authority.
7.0 CONCLUSION 7.1 On balance, it is considered the proposal would fail the redundancy test, is not of sufficient quality or interest to warrant retention and re-use and therefore is considered contrary to Strategic Policy 8, Business Policy 11, 12 & 14, and Environment Policy 16 of the Strategic Plan. Similarly as the proposal fails to satisfy those aforementioned policies the proposal would be contrary to Environmental Policy 1 and 2 of the strategic plan.
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; (d) Manx National Heritage where it has made written representations that the Department considers material;
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(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 __
I can confirm that this decision has been made by a Principal Planner 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 : Refused Date: 12.01.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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