**Document:** APL Planning Statement
**Application:** 23/01314/B — Conversion of existing detached garage to ancillary, non-habitable accommodation
**Decision:** Permitted
**Decision Date:** 2024-01-24
**Parish:** Malew
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/56788-malew-ballakewin-farm-conversion-garage/documents/1108205

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# APL Planning Statement

## Planning Statement For The Conversion Of An Existing Garage To Ancillary, Non Habitable Accommodation Associated With Ballakewin, Foxdale Road, Malew Im9 3Dw

![A photograph showing a detached, single-story building with a pitched roof and large red garage doors. The structure is situated on a paved area with wooden pallets stacked to the side under a clear blue sky.](https://images.planningportal.im/2023/11/6865886.jpg)

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 1.0 Introduction
- 1.1 The site is the residential curtilage of Ballakewin which lies to the south of the junction of the A3 Foxdale Road and the B41 Grenaby Road, separated from the latter by a field which is also within the same ownership and which accommodates an agricultural building and stable.
- 1.2 The curtilage currently accommodates a new house which is nearing completion, together with the original house which is to be demolished on completion of the new one (see Planning History). In addition, there are two further detached buildings, the garage which fronts onto the Foxdale Road and which sits to the south of the original house, separated therefrom by a vehicular entrance/exit, together with a smaller stone outbuilding which lies to the west:
- 1.3 The garage, which is the subject of this current application, has a footprint of 5.8m front to rear and 10.6m side to side. Internally the building is 5m by 9.8m. The garage doors are each 2.1m wide by 2.2m in height.
- 1.4 The original house appears on the 1860s maps along with a detached building to the south although these were conjoined at some point in the past to result in one dwelling: the garage and outbuilding do not appear:

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![A black and white map extract showing property boundaries, a road, trees, and benchmark markers.](https://images.planningportal.im/2023/11/6865888.png)

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![A photograph showing the exterior elevation of a large white-washed residential property with a slate roof and red window trim.](https://images.planningportal.im/2023/11/6865891.png)

- 2.0 Planning context
- 2.1 The site is designated as not for a particular purpose on the Area Plan for the South which was adopted in 2013. As such, there is a presumption against development other than that which complies with General Policy 3 of the Strategic Plan. There are no Constraints shown on the relevant map accompanying the Area Plan.
- 2.2 The Strategic Plan encourages the retention and re-use of existing rural buildings which are of historic or architectural interest (Environment Policy 16 and Housing Policy 11) stating at paragraph 8.10.1 that “Throughout the countryside, there are examples of buildings which are no longer suitable or needed for their originally intended use, but which are of sufficient quality or interest to warrant retention and re-use” and the optimisation of “redundant buildings, unused and under-used land and buildings” (Strategic Policy 1).
- 2.3 The Strategic Plan welcomes the provision of facilities for tourism (Strategic Policy 8): “Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and manmade attractions.”
- 2.4 There are no Registered Buildings on the site and the site is not within the Conservation Area.
- 2.5 There are no Registered Trees or Registered Tree Areas on the site.
- 2.6 In terms of flood risk, there is a small area to the north of the existing original house which is shown as being at low likelihood of surface water flooding.
- 2.7 The Strategic Plan presumes against development which would be at risk of or increase flood risk elsewhere (Environment Policies 10 and 13).
- 2.8 The Strategic Plan has a general policy which is applicable to all development which is consistent with the land use designation (and should be applicable to all development regardless of the land use designation):

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

- (a) is in accordance with the design brief in the Area Plan where there is such a brief;
- (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
- (c) does not affect adversely the character of the surrounding landscape or townscape;
- (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
- (e) does not affect adversely public views of the sea;
- (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
- (j) can be provided with all necessary services;
- (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
- (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption.

2.9 Development is generally directed to existing settlements in the interests of sustainable development (Strategic Policies 2 and 10, Spatial Policy 5).

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 2.10 Development should acknowledge existing settlement character and enhance the environment (Strategic Policies 3, 4 and 5).
- 2.11 Car parking is required by Transport Policy 7 to be provided and Transport Policy 4 requires that the existing highway network is capable of accommodating the proposed development. Appendix Seven provides standards which development should satisfy although in some instances, flexibility may be applied where the development:

- (a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or
- (b) would result in the preservation of a sensitive streetscape; or
- (c) is otherwise of benefit to the character of a Conservation Area.
- (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality.

- 2.21 The standards applicable to this development are two per dwelling and there are no specific standards for tourist accommodation.
- 2.22 Other material considerations include statements of adopted Government policy and currently, the Tourism Strategy, the Economic Strategy and the Island Plan all of which post date both the Area and Strategic Plan. All three incorporate support for the growth of the Island’s tourist industry and supporting infrastructure with the Tourism Strategy aiming to improve the quality of the Island’s tourist accommodation and offering unique experiences for those who visit, extending the season and ensure accommodation and facilities are inclusive for all needs.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 3.0 Planning History
- 3.1 Planning approval was refused for the conversion and extension of the garage to create ancillary living accommodation - 11/00855/B. The reasons for refusal, confirmed at appeal were that There were concerns that the building was not redundant for its original purpose and that the need for garaging could only increase if more people were living on the site. The comment about the existing building was that “whilst the building is not or particular social or historic interest, it is a prominent and relatively old building in the streetscene and less altered that the more dwelling”. There were also concerns about the means of access into and from the site where visibility is impaired by the existing round gate pillar and the buildings on each site which are built right up to the footway.
- 3.2 The inspector did not consider the building to have any architectural, historic or social value or interest and describes it as “a quite basic and unremarkable structure of rendered walls and a slate roof which was once a cow barn and was then converted into a garage. It has no special architectural features, and there is no evidence to show that it has any historical associations”.

- 3.2 Other applications include the following:

87/01336/B - change of use of garage to poultry slaughter house - permitted 89/01849/B - conversion of outbuilding to holiday let/guest accommodation - permitted 92/01349/B - conversion and extension of barn to create garage - permitted 18/01315/C - additional use of property as self-catering tourist accommodation - permitted

- 3.3 The most recent applications concern the replacement of the existing house with a new one, positioned to the west. These applications were permitted and also allow its use as tourist accommodation. The approved site plan was as follows and includes the creation of a new access to the north of the existing house, the closing off of the existing access between the house and the garage and the provision of parking spaces adjacent to the roadside boundary with provision for the widening of the footway:

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![A site plan illustrating a proposed replacement dwelling, existing garage and outbuilding, along with driveway access and landscaping zones.](https://images.planningportal.im/2023/11/6865897.png)

- 4.0 Proposed use and development of the site.
- 4.1 It is proposed to convert the existing garage into a space for use in association with the main house and with an intention to use it for the holding of exercise or yoga classes for the occupants, whether they be residents or tourists. The space could also be used as a home gymnasium.
- 4.2 The scheme also involves the replacement of the existing garage doors with glazed doors but otherwise the building will remain as existing.
- 4.3 The existing garage has a limited length to accommodate modern sized vehicles. The average car length is approximately 4.4m but with a number of vehicles exceeding 5.4m in length: the average sized vehicle could fit into the garage but would have limited space being available for accessing the boot or bonnet which is particularly important if electric vehicles are to be charged within the building as many vehicles’ charge connections are in the front or rear of the vehicle (for example, a Nissan Leaf is 4.5m long and has its charger connection at the front of the vehicle but storage space in the rear so access is required at both ends).
- 4.4 The applicant wishes for the occupants of the new house to have access to high quality facilities on site and would like to accommodate a space where occupants may have a yoga class taught to them, or a gymnasium or leisure area. At the same time they wish to utilise and visually improve the existing garage which is considered unsuitable for modern day vehicles but nevertheless exists on site.
- 4.5 There is no intention for the garage to become habitable space.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 5.0 Assessment
- 5.1 The existing building, whilst not of particular architectural, historic or social interest or value, exists and is structurally sound. Its use as a garage is limited due to its depth and as such the owner wishes to find a new use for it which is compatible with the approved development on the site.
- 5.2 The building was originally an agricultural structure which was converted in the 1990s and which at that time would have accommodated the average vehicle. The newly approved dwelling is highly finished and the applicant wishes to upgrade and maintain the garage to bring it visually in line with the new house. As it is considered unusable as a garage and the applicant has no need for additional storage space, they wish to provide ancillary facilities for the occupants of the house, whether they be permanent residents or tourists and considers that the garage provides an ideal space for a yoga studio or gymnasium or other leisure space. There is no intention of this being habitable accommodation nor for the facilities to be used by persons not residing on the site.
- 5.3 We are aware of the previous refusal but would draw significant differences between that proposal and this: we have made reference to the fact that the limited size of the building restricts its use as a garage for modern sized vehicles. The proposal will not increase the likelihood of the applicant needing additional parking facilities as six spaces are shown on the approved plans and the site provides the opportunity for more parking should this be needed. The proposed use does not introduce a different or new use to the site but merely seeks permission to extend the residential facilities into this building with no additional traffic other than possibly occasionally a teacher or instructor and where there is plenty of on site parking space available.
- 5.4 The proposal will result in the repurposing of an old, if not historically or architecturally valuable building, which has its place in the street scene and will utilise sound built fabric whilst adding to the facilities available to the occupants of the property. If the occupants are tourists then the new facilities will add to the quality of the accommodation, in line with the Government’s Tourism and Economic Strategies with no visual impact from the public gaze.

Sarah Corlett 07.11.23

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/56788-malew-ballakewin-farm-conversion-garage/documents/1108205*