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22/00627/C Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00627/C Applicant : Spearmint Consulting Ltd Proposal : Additional use of staff accommodation as tourist living accommodation Site Address : Cottage Berrag Farm Sandygate Ramsey Isle Of Man IM7 3BS
Principal Planner: Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.06.2022 __
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.
This application has been recommended for approval for the following reason. It is concluded that the planning application is in accordance with aforementioned Policies of the Isle of Man Strategic Plan 2016 having no significant adverse impacts upon public or private amenities.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 10.05.2022. __
Interested Person Status - Additional Persons
None __
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22/00627/C Page 2 of 4
Officer’s Report
THE APPLICATION SITE 1.1 The site represents the residential curtilage of Cottage, Berrag Farm, Sandygate, Ramsey. The "Cottage" is accommodation within a Manx stone barn which was previously converted in part. The "Cottage" is located to the rear of the main house to the south and to the west of an additional two storey Manx Stone outbuilding. The site is sited away from the main road and northeast of Sandygate.
PROPOSAL 2.1 The application seeks approval for Additional use of staff accommodation as tourist living accommodation.
PLANNING HISTORY 3.1 Conversion of part barn to create staff accommodation - 01/00428/B - APPROVED "C 2. The living accommodation may only be used for residential purposes which are ancillary to the use of the main house."
PLANNING STATUS 4.1 In terms of local plan policy, the application site is within an area designated as "woodland" not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within an Area of High landscape Value or Coastal Value and Scenic Significance.
4.2 The Isle of Man Strategic Plan 2016 contains a number of policies that are considered materially relevant to the assessment of this current planning application.
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 3 states: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi- natural woodlands, which have public amenity or conservation value."
4.5 Environment Policy 16 states: 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; a) 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. Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document.
REPRESENTATIONS
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5.1 Highways Services have commented and confirm there is no highways involvement in the proposal (26.05.2022).
ASSESSMENT 6.1 The fundamental issue to consider in the assessment of this current planning application is the use of the "Cottage" for tourist purposes.
The use of part of the dwelling for tourist purposes 6.2 As outlined within the Policy section of this report, Environment Policy 16 is perhaps the most relevant policy for consideration. There are no external alterations and therefore it is not considered any concerns relating to Environment Policy 1 or 3.
6.3 The existing barn is of historic, architectural, or social interest and therefore passed this initial test. Further, it is an additional use for staff accommodation, accordingly this given the applicants the flexibility of the two uses, now and in the future. The original use (i.e. agricultural) as a barn is accepted as being redundant. While there is no structural report, it is clear that the building, which is current used for residential purposes (staff accommodation) is substantially intact and structurally capable of renovation. As mentioned there are no external alteration and therefore complies with the rest of the policy. The use would be compatible with the existing use (single dwelling). Further, additional traffic generated would be slight. Highway Services raise no objection. Overall, it is considered the proposal would meet Environment Policy 16.
7.0 CONCLUSION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned Policies of the Isle of Man Strategic Plan 2016 having no significant adverse impacts upon public or private amenities and is recommended for approval.
8.0 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. __
I can confirm that this decision has been made by the Head of Development Management 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
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22/00627/C Page 4 of 4
Decision Made : Permitted Date : 30.06.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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