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22/00935/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00935/B Applicant : Mrs Gail & Mr Peter Curphey Proposal : Barn Conversion to provide ancillary accommodation and tourist accommodation (class 3.6) Site Address : The Glaicke Glen Road Ballaugh Isle Of Man IM7 5JG
Principal Planner: Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.09.2022 __
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.
C 2. The barn conversion in respect to the ancillary accommodation hereby approved shall only be used in association with the main dwelling house "The Glaicke" and for purposes incidental to the use of main dwelling house "The Glaicke" as a single dwelling only in accordance with the internal layout shown on plan 1032.02A received on the 27.07.2022.
Reason: The dwelling is within a single residential plot within an area not designated for development. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
C 3. The development hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.
Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of an unjustified separate dwelling in the countryside.
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This application has been recommended for approval for the following reason. Overall, the conversion of the existing barn would not adverse visual impact upon the amenities of the countryside setting and landscape and have no impacts upon private or public amenities and therefore comply with EP 5 and HP 11 and EP 1 of the IOM Strategic Plan.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 27.07.2022.
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Interested Person Status - Additional Persons
It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
Society for the Preservation of the Manx Countryside and the Environment as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy; are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy; as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of the land to the Glaike Barn, Glen Road, Ballaugh. The site is located to the western side of the Glen Road. The site comprises a traditional Manx Farmhouse style dwelling and a traditional Manx stone barn opposite the dwelling to the southeast. The barn is within the residential curtilage of the property.
2.0 THE PROPOSAL 2.1 The application seeks approval for the conversion to provide ancillary accommodation and tourist accommodation (class 3.6).
3.0 PLANNING HISTORY 3.1 The site has been the subject of a number of previous planning applications; however, none are considered of material relevance to the determination of the current application.
4.0 PLANNING POLICY 4.1 The application site is designated as High Landscape or Coastal Value and Scenic Significance under the Area Plan for the East 2020. The site is not within a Conservation Area.
4.2 The following policies are taken from the IOM Strategic Plan 2016 and are relevant for consideration:
4.3 Environment Policy 1 indicates that the countryside and its ecology will be protected for its own sake and 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
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outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
4.4 Environment Policy 16 deal with the use of existing rural buildings for new purposes such as tourist, or small-scale industrial/commercial use.
4.5 Housing Policy 11 deals the with conversion of rural buildings into dwellings.
5.0 REPRESENTATIONS AND CONSULTATIONS 5.1 Highway Services (DOI) comments (12.08.2022): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to consider installing cycle parking storage and an electric vehicle charging point subject to flood risk."
5.2 Flood Risk Management (DOI) do not objection (15.08.2022).
5.3 Inland Fisheries Policy Manage (DEFA) comments (24.08.2022); "This planning application has been checked by Fisheries Officers. I can confirm that DEFA Fisheries have no concerns in relation to this development from a fisheries perspective."
5.4 Society for the Preservation of the Manx Countryside and the Environment comment (18.08.2022); "We have viewed this application and congratulate the architect on producing a simple scheme for the conversion that does not alter the form or appearance of the existing structure. We lend our support to the application."
6.0 ASSESSMENT 6.1 There are a number of criteria when considering the conversion of rural building into ancillary accommodation with additional tourist use, namely Environment Policy 16 and Housing Policy 11 are relevant. Both seek the same issues.
6.2 Firstly the barn is currently used in relation to the living accommodation associated with the main dwelling as an office at first floor and store at grounds floor. Accordingly, unlike most of these types of buildings, it appears in good condition and current in use. In terms of redundancy form its original use being agriculture (i.e. its original use) and therefore it is clearly redundant. Furthermore, from comments received previously from the DEFA (Former Agricultural Advisor) this type of barn/s can no longer be used for modern agricultural farming either for storage of equipment or keeping of animals (animal welfare standards). It is therefore considered that redundancy has been established and the proposal conforms to Housing Policy 11 in this respect.
6.3 With regard to whether the building is substantially intact and structurally capable of renovation. While a structural report is not included, in this case it is felt given it is already in use for residential activities and there are no many structure changes proposed, the Department is comfortable with this respect. It may be in the applicant's interest to seek a structural report however, for their own piece of mind.
6.4 With regard to whether the building has historic, architectural, or social interest or is otherwise of visual attraction; the existing barn is made up of Manx stone with a original slate roof. It is considered the appearance, age and character has an overall architectural interest to warrant its retention and therefore complies with this aspect of the policies.
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6.5 With regard to whether the building is large enough to form a satisfactory unit, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building. The proposal does not include any extension and would reuse the existing area of the building.
6.6 It is not considered the ancillary or tourist use would be incompatible with adjoining established uses. The conversion of the actually building would have no impacts upon neighbouring properties (overlooking, loss of light or overbearing impacts) given the distance the barn is to neighbouring properties and only two very small windows would be introduced to the rear elevation. Should be noted if it were to be used as a separate dwelling there may be concerns of overlooking, general impacts and potential conflicts of parking; given the closeness of the main dwelling house within the same application site/ownership. However, tourist use and ancillary accommodation does not cause.
6.7 Finally, the barn is adjacent to the main dwelling house which has all the necessary services; it is considered such provision can be made at the applicant's cost.
7.0 CONCLUSION 7.1 Overall, the conversion of the existing barn would not adverse visual impact upon the amenities of the countryside setting and landscape and have no impacts upon private or public amenities and therefore comply with EP 5 and HP 11 and EP 1 of the IOM Strategic Plan. Accordingly, the application is recommended for an 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
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
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decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 09.09.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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