9 September 2022 · Delegated - Principal Planner (Chris Balmer)
Skinscoe Farm, Ramsey Road, Laxey, Isle Of Man, IM4 7pp
The proposal involves converting an existing redundant stone cow shed within the curtilage of Skinscoe Farm into ancillary accommodation with minimal alterations, including brown uPVC windows and doors, and installation of a klargester septic tank, without changing the roof.
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The officer concluded the proposal complies with the exception in General Policy 3 for development in areas not zoned for development, as it meets Housing Policy 11 criteria for conversion of redundan…
General Policy 3
Requires acceptable development in areas not zoned for development, including conversions under specific exceptions. Officer found compliance via Housing Policy 11 tests for redundant rural building conversion, establishing principle in countryside.
Housing Policy 11
Permits conversion of rural buildings to dwellings if redundant, structurally sound, of architectural/historic value, no undue extensions, compatible with surroundings, and serviceable. Proposal met all parts (a-f) due to redundant cow shed status, minimal works, stone construction, modest scale, and proximity to farmhouse services.
Housing Policy 4
New housing primarily in towns/villages unless exception applies. Satisfied via GP3/HP11 countryside conversion exception.
Environment Policy 1
Protects countryside for its own sake. Reusing existing structure with minimal changes causes no material harm to landscape character or quality.
Transport Policy 4
Safe and appropriate journey provisions. Access from Ramsey Road acceptable with no Highway Services objection.
Transport Policy 7
Parking standards met with two spaces available in blue-lined area for two-bedroom unit.
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.
Ancillary use only
The conversion of the existing barn hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling at Skinscoe Farm, Ramsey Road as identified on the approved plans and shall not be occupied as an independent dwelling unit. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
do not oppose
no objection
Three consultees responded to planning application 21/01317/B: Manx National Heritage recommended a bat survey due to roosting potential; Highways Division had no opposition and suggested bicycle parking and EV charging; Garff Commissioners supported the proposals with no objection.
Key concern: potential for the existing dwelling to support roosting bats
Manx National Heritage
Conditional No ObjectionWe would like to highlight the potential for the existing dwelling to support roosting bats.; All Manx bat species are listed as Schedule 5 species under the Wildlife Act (1990).; 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.
Conditions requested: a bat survey of the building be undertaken by a suitably qualified and experienced ecologist prior to the demolition of the building
Garff Commissioners
Supportthe proposals utilise an existing building that has fallen out of use and that there will be minimal additional visual impact which on balance is likely to be positive.; The consensus was that this application should be supported.; The Commission resolved not to object to the proposals.
Department of Infrastructure Highways Division
No ObjectionDo not oppose; no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised to consider the provision of bicycle parking and electric vehicle charging point to aid mode choice, Active Travel and climate change objectives.
Department of Infrastructure Highways Division
No ObjectionHighways Development Control notes the additions uploaded on 27 June 2022 and continues to have no opposition to this proposal with the Applicant to consider installing bicycle parking storage and an electric vehicle charging point.
