10 February 2021 · Delegated - Principal Planner Sarah Corlett
Corlea Farm, Corlea Road, Ballasalla, Isle Of Man, IM9 3ba
The application sought to convert a tall stone barn (9.4m x 4.2m, 4.5-5.6m ridge height) and a long single-storey barn (23m x 5.6m, 4.5m ridge) at Corlea Farm into three tourist units: one 1-bed in the tall barn and two (1-bed and 2-bed) in the long barn.
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The officer accepted the principle of converting redundant rural buildings to tourist use as they are structurally sound, redundant for agriculture, and the site has suitable access without highway or…
General Policy 3
Permits conversion of redundant rural buildings of architectural/historic/social value (b), cross-referencing Housing Policy 11. Officer found proposal fails as upwards extensions and glazing harm original character and interest, preventing preservation of valued fabric.
Environment Policy 16
Allows rural building reuse for tourism if building is redundant/intact (a), preserves fabric of interest (b), accommodates use without extension/adverse change (c), no traffic issues (d), no dispersal harm (e), and benefits outweigh redevelopment impacts (f). Proposal met a, d, e but failed b, c, f due to height increases, glazing, and balconies harming character with no proven benefits.
Housing Policy 11
Permits rural conversions to dwellings (analogous for tourism) if redundant (a), intact (b), of interest (c), suitable size with modest extension not harming character (d), compatible uses (e), serviced (f), re-establishing original appearance with matching materials. Alterations exceeded 'modest' changes, harming character and interest.
Environment Policy 1
Protects countryside outside settlements unless overriding need with no alternative. Unsympathetic designs and height increases would harm rural landscape despite limited public views, with no overriding justification.
Strategic Policy 8
Supports tourist development using existing fabric without adverse environmental/highway impacts. Principle accepted but physical works caused environmental harm.
Business Policy 11
Applies development plan policies to tourism with equal weight; rural conversions per ENV16. Failed due to non-compliance with countryside protections.
Business Policy 12
Supports redundant rural building conversions to tourism if complying with HP11 etc. Failed on character preservation.
Business Policy 14
Permits rural tourism (e.g. barn self-catering) complying with GP3, BP11/12. Failed policy tests.
Transport Policy 4
Requires safe highway access for generated traffic. Existing lane and yard sufficient; no safety/parking issues.
no objections
Do not oppose - no significant negative impact upon highway safety, network efficiency and /or parking. Vegetation should be cut back regularly at the access to retain sight lines on exit at a height not exceeding 1.05m.
Manx National Heritage raised concerns about potential bat roosts and recommended a bat survey; Highways Division and Malew Parish Commissioners raised no objections with Highways suggesting vegetation management.
Key concern: potential bat roosts requiring survey prior to demolition
Manx National Heritage
Conditional No ObjectionWe would like to highlight the potential for the existing dwelling to support roosting bats.; For this reason, we recommend that a bat survey of the building be undertaken by a suitably qualified and experienced ecologist prior to the demolition of the building.; All Manx bat species are listed as Schedule 5 species under the Wildlife Act (1990).
Conditions requested: bat survey of the building be undertaken by a suitably qualified and experienced ecologist prior to the demolition of the building
Department of Infrastructure Highways Division
Conditional No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; Vegetation should be cut back regularly at the access to retain sight lines on exit at a height not exceeding 1.05m.; DNO on 08.01.2021
Conditions requested: Vegetation should be cut back regularly at the access to retain sight lines on exit at a height not exceeding 1.05m
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following Planning Applications.; 20/01398/B Conversation of redundant farm buildings into 3 tourist accommodation units Corlea Farm
