28 May 2008 · Director of Planning and Building Control (M. I. McCauley)
Cronk Moar, Dalby, Isle Of Man, IM5 3bw
The proposal involved converting an existing stone barn in the curtilage of Cronk Moar, Dalby, Patrick, into two self-contained tourist units with bedrooms at ground floor and kitchen/living areas at first floor, linked by an internal doorway.
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The officer found the proposal complied with General Policy 3(b) as the barn was redundant and of architectural/historic interest, and largely met Housing Policy 11 and Environmental Policy 16 criteri…
General Policy 3
Permits conversion of redundant rural buildings of architectural/historic/social value outside development zones. Officer assessed barn as redundant and of interest, complying with (b).
Environment Policy 16
Permits reuse of rural buildings for tourist use if structurally sound, preserves character, no unacceptable traffic implications. Proposal met most criteria but failed (d) due to inadequate access visibility causing unacceptable traffic generation.
Housing Policy 11
Sets criteria for rural building conversions including redundancy, structural capacity, character retention. Officer found acceptable against criteria though not residential use; alterations like new doors/windows/patio doors not disruptive to character.
Business Policy 11
Tourism in rural buildings per sustainable objectives and ENV16. Officer noted compliance except highways issue.
Business Policy 12
Conversion to tourist use if complies with HP11 criteria. Assessed as compliant subject to ENV16.
Business Policy 14
Encourages quality self-catering in barn conversions if complies with GP3, BP11/12. Supported by Tourism Division.
no objection
supports proposal as in line with strategy to encourage quality self-catering tourist accommodation in countryside
no objection to the application
Mixed responses to application 08/00286/B for barn conversion to two tourist units at Cronk Moar, Dalby, Patrick: Highways Division objects due to inadequate visibility; Water Authority requests standard connection condition; Patrick Parish makes no comment; Tourism Department supports; one public representation does not object.
Key concern: The visibility from the access is inadequate to serve the needs of the proposed development.
Isle of Man Water Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws.
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For a change in the supply to a premises (domestic or commercial) the applicant should contact the loMWA Byelaws Inspector (Michael Karran), tel. 695957
Andrew Jessopp
No ObjectionHowever, I do not object to the application.
Patrick Parish Commissioners
No Commentno comment would be made.
Highways Division
ObjectionObjection; The visibility from the access is inadequate to serve the needs of the proposed development.
Department of Tourism and Leisure
SupportThe Department of Tourism supports the above planning application.; The proposed conversion is in line with the Department of Tourism and Leisure's current strategy to encourage the development of quality self catering tourist accommodation in the Manx countryside
The original application PA08/00286/B to convert a larger barn into two self-catering tourist units was refused primarily due to Department of Transport objections over inadequate visibility splays at the site access onto the A27, within an Area of High Landscape Value. Appellants argued prior approvals in principle and for the smaller barn, substantial infrastructure investment, cessation of existing bed and breakfast reducing total units from 4 to 3, minimal traffic impact, and heritage value of the 18th-century barn. The inspector acknowledged poor visibility but noted no change since prior approvals, policy compliance under Environment Policy 16 except traffic criterion which was addressed by net traffic reduction and proposed conditions, and benefits to tourism and building preservation. The appeal was allowed subject to conditions limiting total tourist units to three, restricting to holiday use, and detailing materials.
Precedent Value
This appeal shows that lapsed approvals in principle can still carry weight if site circumstances unchanged and policy criteria met via conditions; appellants can succeed by proving net traffic benefits from use changes and securing heritage/tourism gains in rural settings.
Inspector: Michael Hurley
