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The site represents the immediate curtilage of Ballamaddrell Farm, a complex of farm buildings located on the southern side of the B40 Grenaby Road which leads from the B42 Ronague Road towards Grenaby Bridge. The complex includes portal framed agricultural buildings, a stone barn next to the road which has been converted to an artists' studio (04/1471), a larger roadside stone barn which has permission for conversion (including some re-construction) to artists' accommodation (PA 05/92309), a farmhouse and another stone barn running at right angles to the road and behind the smaller of the two roadside barns.
The site lies within an area designated as Woodland, within a wider area of "white land" on the Isle of Man Planning Scheme (Development Plan) Order 1982, that is, not designated for development.
In addition to the planning applications already referred to above, planning permission was granted for the erection of a grain store and cattle shed under PA 88/0494. Planning permission has also been granted for the erection of a farm worker's dwelling (PA 04/01951/A and PA 06/00333/REM) in the field to the east of Ballamaddrell Farmhouse (to the east of the farm buildings) for the occupant of Ballamaddrell Farmhouse who was retiring from farming. Ballamaddrell Farmhouse is owned by the present applicant.
Now proposed is the conversion of the last remaining stone barn within the farm courtyard to a printing workshop. Rather than a commercial printing press as the title may suggest, this will actually be for artistic purposes, to add to the accommodation and facilities already provided within the complex in the other two buildings (see above). The applicant explains that artists often make prints of their work for subsequent sale and produce illustrations for sales or promotion purposes. The Courtyard Gallery referred to in the application as one of the only galleries on the Island, is that at Tynwald Mills in St. John's. Whilst there are other galleries in which art is displayed, these are generally either temporary displays or associated with art shops and very few have artists in residence, working within the gallery as does The Courtyard Gallery. The prints produced at this site will be available exclusively at the Courtyard Gallery.
The proposal should be considered in the light of the advice provided in Planning Circular 3/89 - conversion of buildings in the countryside. The building is visible although not conspicuous from the public highway and is viewed as part of the existing complex of farm buildings, now permitted for and being used for artists' facilities. The building would therefore in my view be worthy of consideration for conversion under the provisions of this circular, as were the other two buildings which have been the subject of the two earlier applications. The proposed use will be harmonious with the other uses in the yard and is clearly not presently used, apparent by its condition which is illustrated by the photographs submitted with the application.
There are other, modern buildings to serve the farm operation, to the south of this building and which are more suited to modern agricultural practices. None of the associated farmland is included in the defined site. No changes are proposed to the outside of the building.
Provided that the printing facilities are used by the artists for artwork copying rather than as a commercial copying facility, I consider that this use is complementary to the evolving use of the farmyard and is an innovative use of what is a clearly unused agricultural building which is still structurally sound and which is an important feature in the farm yard.
The concerns of the Department of Transport have been addressed through liaison with the applicant who assures him that the print workshop will be occupied by artists who will be bringing the necessary materials to the site themselves and who won't be generating deliveries or staff. The Department now request that visibility splays are provided to the effect of 2m by 12m. These distances are available to the north east through the trimming back of vegetation and to the south west between the existing buildings and the highway. The previous application for the conversion of the larger barn to a studio was permitted subject, inter alia to the improvement of the access through the removal of vegetation and the lowering of the stone wall to the south west of the access road to a height not exceeding 1m above road level. The proposed works do not generate sufficient additional traffic to warrant steps over and above this in road safety terms. Work has not yet commenced on the conversion of the larger barn.
The Department of Transport also require there to be sufficient turning space and parking spaces (3) to serve the development. However, as the facility is to be used largely by those who are already within the complex and there is parking space available and to be provided between the larger barn and the road, I consider it unnecessary to require more space to be provided.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Society for the Preservation of the Manx Countryside and Environment are not directly affected by the proposal and as such should not be afforded party status in this instance.
Fire Prevention Officer refers to fire precautions which are not material planning considerations as the building will not be frequented by the public.
Recommended Decision: Permitted
Date of Recommendation: 04.05.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the use of the existing sheep shed for a printing workshop which is ancillary to the artists' facilities presently on and/or approved on the site under the provisions of PAs 04/0471 and 05/92309.
For clarification, this does not grant permission for the creation of a commercial printing facility available to the public.
C 3. Prior to the commencement of works on site, the applicant must have removed all existing vegetation which is of a height between 1m and 1.8m above road level growing between the edge of the Grenaby Road and the trunks of the existing trees alongside the highway to the north east of the access up to the culvert across the Grenaby Road and lower the stone wall to the south west of the access on the front boundary of the site to a height not exceeding 1m above road level.
NOTE: the reason for this condition is to ensure that visibility for those in vehicles and leaving the site, is maximised without prejudicing the rural character of the site as viewed from the public highway.
N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 2. It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any watercourses and appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with this legislation.
Decision Made : ... Committee Meeting Date : ...
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