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21/00420/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00420/B Applicant : Mrs Julie Walker Proposal : Conversion of existing farm buildings into 2 tourist accommodation units Site Address : Corlea Farm Corlea Road Ballasalla Isle Of Man IM9 3BA
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.08.2021 __
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. With exception to those development works hereby approved the two stone outbuildings (building A and building B) shall be retained in full.
Reason: In the interest of preserving the historic interest of the original barn buildings and the development has been considered on an exceptional basis against Environment Policy 16 and Housing Policy 11.
C 3. 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 extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
N 1. The applicant/owner is to be reminded of their obligations for the protection of nesting birds and roosting bats and other protected species under separate legislation - Wildlife Act 1990.
Plans/Drawings/Information;
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This approval relates to drawing numbers 21/09/01, 21/09/02, 21/09/03, 21/09/04, 21/09/05, 21/09/06, 21/09/07, Structural Engineers report, applicants supporting statement all date received 19/04/2021 and bat survey date received by email 01/07/2021.
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Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations: DOI Flood Risk Management
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Officer’s Report
THE SITE 1.1 The application site comprises a number of existing outbuildings belonging to the farm holding of Corlea Farm, these buildings sit together with the main farmhouse and a paddock on the southern side of the Corlea Road (B39) and just a stones-throw west of the junction with the Ballamodha Straight, Ballasalla.
1.2 There are four outbuildings subject to this application which sit central to the rear farm yard;
o Building A - a taller stone building measuring 9.4m long x 4.2m wide and between 4.5m - 5.6m to the central slate roof ridge due to the slope in the land where it sits. There is a door at ground floor providing access into the lower half of the building and an external staircase providing access to the upper half.
o Building B - a single storey building measuring 18m long x 5.6m wide and 4.5m to central ridge, this long barn is finished with a sheet metal pitched roof throughout and its external elevations are mostly stone with some sections that appear to have been blocked up and made into smaller single doors facing into the yard.
o Building C - is a lower roofed structure attached to the end of building B measuring 5m long x 5.6m wide.
o Building D - sits on the southern side of the site there are no specific external details for this building other than the footprint shown in the drawing being 27m long x 8.5m wide and that it is a modern agricultural building.
1.3 The farmhouse and the bungalow are both accessed by an existing lane from the Corlea Road this lane splits into two closer to the farmhouse providing separate access to the dwelling and farm yard.
THE PROPOSAL 2.1 Proposed is the conversion and alteration of the buildings A and B into tourist accommodation, the conversion of building C in to storage and the complete demolition of building D. The scope of works for each building includes:
2.2 Building A = 1 x tourist unit (1 bedroom) - There are to be no changes to the buildings footprint or height, the works comprise the following: o Installation of replacement windows and doors within existing openings; o Installation of 3 new windows on each side elevation; o Installation of 3 roof lights on one side of the roof slope; and o Installation of a new window on one end gable
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2.3 Building B = 1 x tourist unit (2 bedroom) - There are to be no changes to the buildings footprint or height, the works comprise the following: Infilling of front elevation to provide a stone frontage matching the remainder of the building; Installation of three patio doors evenly spaced across the frontage; Installation of four small windows interspersed between the proposed patio doors; and The installation of 5 roof lights to the rear roof slope.
2.4 Building C - no physical works proposed only its conversion to storage.
2.5 Building D - to be demolished to allow creation of paved courtyard area including 3 parking spaces, rockery and green space and an adjacent area for bin storage. The supporting statement indicates that another reason for the demolition of this building is to improve views from the proposed tourist units, however it should be noted that the demolition of this detached structure would not constitute development requiring planning permission.
2.6 The supporting statement also makes clear that 'the change of use of the buildings for tourism does not reduce the capacity for land management or result in the need for additional replacement farm buildings".
PLANNING HISTORY 3.1 The wider side has been subject to a number of previous planning applications most relevant to the assessment of the current application is PA 20/01398/B which also sought approval for the conversion of the same buildings for tourist use, unlike the current scheme, this application sought for excessive height increases to both buildings, increase widths to building B and also the inclusion of significant amounts of glazing, horizontal timber cladding and glazed balconies. The application also failed to include a bat survey as part of its submission. The application was concluded and refused for the following reason:
"R1: The upwards extensions and alterations proposed including significant levels of glazing would significantly harm the original character and special interest of the existing buildings contrary to General Policy 3(b), Environment Policy 16 and Housing Policy 11, and in turn would fail Business Policies 11, 12 and 14. There is no evidence to demonstrate that the works will have any environmental or economic benefit so as to be considered an exception under EP16(f) and thus the unacceptable physical works and their adverse visual impact would further contravene Environmental Policy 1."
PLANNING STATUS 4.1 The site lies within an area not designated for development on the Area Plan for the South 2013. As such, there is a general presumption against development as set out in Environment Policy 1 which seeks to protect the countryside for its own sake. There is however a provision within General Policy 3 and later in Environment Policy 16 and Housing Policy 11 for the conversion of redundant rural buildings into tourist or residential use subject to a number of constraints. 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. 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. Transport Policy 4 seeks to ensure suitable highway access and safety for any new development and Environment Policy 4 seeks to protect habitats.
4.2 General Policy 3 (states in part): "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation
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on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment"
4.3 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."
4.4 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."
4.5 Housing Policy 11: "Conversion of existing rural buildings into dwellings may be permitted, but only where: (a) redundancy for the original use can be established; (b) the building is substantially intact and structurally capable of renovation; (c) the building is of architectural, historic, or social interest; (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.
Such conversion must: (a) where practicable and desirable, re-establish the original appearance of the building; and (b) use the same materials as those in the existing building.
Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form.
Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
4.6 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."
4.7 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
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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.
4.8 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.
4.9 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.
4.10 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.
4.11 Environment Policy 4: "Development will not be permitted which would adversely affect: (a) species and habitats of international importance: i. protected species of international importance or their habitats; or ii. proposed or designated Ramsar and Emerald Sites or other internationally important sites. (b) species and habitats of national importance: i. protected species of national importance or their habitats; (1) Wildlife Sites are defined in Appendix 1 41 ii. proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or iii. Marine Nature Reserves; or iv. National Trust Land. (c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats. Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward."
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Malew Commissioners - no objections (13/05/2021).
5.2 Department of Infrastructure Highway Services - Do not oppose (18/05/2021 and 22/07/2021).
5.3 Department of Infrastructure Flood Risk Management - no interest (20/05/2021)
5.4 DEFA Ecosystems Officer - request for bat report 28/05/2021 due to the buildings having potential for roosting bats due to their arrangement and positioning between woodland and semi-
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natural grassland. A bat report was received from the agent and circulated. Updated comments were received 02/07/2021 stating that a suitable level of assessment had been undertaken and the Manx Bat Group report dated 30/06/2021 was all in order and that the development can proceed with no further assessment for bats required. The applicants should be reminded however of their obligations under the Wildlife Act 1990 not only in respect of bats but also in respect of nesting birds which have been identified in the bat report.
5.5 No comments received from neighbouring properties.
ASSESSMENT 6.1 The application follows from a previously refused scheme for similar tourist conversions, while the principle of that scheme was generally supported given the redundant nature of the existing buildings, their close proximity to South Barrule plantation so as to make best use of rural activities, being close to an arterial route supported by public transport and provided with its own sufficient parking facilities and not being of such a scale as to prejudice the vitality or viability of the nearest centres of Ballasalla or Foxdale , it was the detailed extensions and alterations to the existing buildings where the application failed. The refused scheme sought the unacceptable upwards and outwards extension of the existing traditional outbuildings and the installation of a significant level of glazing, balconies and timber cladding which was considered to be wholly contrary to those strict policies that ultimately seek to protect the original traditional character of the rural buildings in the interest of preserving the Islands unique rural setting. The application was refused on design grounds.
6.2 The principle of the scheme now still remains acceptable, a structural report has been provided for the application which indicates that both buildings are substantially intact and capable of renovation. The design proposals for each building now seeks to retain the original size, scale, form and proportion of the two existing rural buildings and proposes only a small number of new openings within their elevations. External materials are to remain as stone and the roofs as slate. The proposals present a sensitive conversion scheme which best promote and retain the traditional character and appearance of the two buildings in line with the established policies (EP16 and HP11). As indicated in the applicants supporting statement the two buildings plus the larger agricultural building which is to be demolished are now redundant and that their loss "does not reduce the capacity for land management or result in the need for additional replacement farm buildings", the scheme for conversion and the demolition of the larger agricultural barn to facilitate improved views from the two units and provide a courtyard area for parking and rockery will undoubtedly reduce the built development across the site which can only play a positive factor in the wider landscape, minded that such agricultural buildings are often conditioned to ensure their removal should they no longer be required so as to avoid accumulation of redundant structures across the countryside.
6.3 Unlike the 2020 application the current application is now supported by a bat survey which has been carried out by Manx Bat Group. The report concludes that no evidence of previous or current occupation by bats has been revealed and that in they feel the development can proceed without causing a significant harm on bat habitats. This report has been commented on and accepted by DEFA Ecosystems Officer and in this respect it is felt that the application has satisfied the principles of Environment Policy 4.
CONCLUSION 7.1 Compared with the previous refusal, both the principle and the physical works relating to the conversion of the buildings into tourist use are considered to be acceptable.
7.2 The existing buildings have been demonstrated as being structurally capable of renovation and to be provided with suitable highway access, the works to be undertaken to accommodate the 2 tourist units are considered to be sensitive to the historic and traditional features of the existing buildings and successfully retaining their original character in line with General Policy 3(b), Environment Policy 16 and Housing Policy 11, and in turn Business Policies 11, 12 and 14. And Environmental Policy 1. The bat report also demonstrated that the scheme would likely have an acceptable impact on bats in line with Environment Policy 4.
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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; (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 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 : Permitted
Date: 10.08.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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