**Document:** Officer Planning Report **Application:** 11/00323/C — Change of use from tourist accommodation to a residential dwelling **Decision:** Permitted **Decision Date:** 2011-05-19 **Parish:** Bride **Document Type:** report / officer_report **Source:** https://planningportal.im/a/675-bride-converted-outbuilding-crosby-dwelling-change-of-use/documents/1245002 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] ### Officer's Report #### Site The application site forms the curtilage of Converted Outbuilding, Crosby Farm, Bride Road, Bride which is located on the eastern side of the Bride Road, and southeast of Bride Village. The exiting converted barn which has use for tourist accommodation also has an attached rear lean-to extension which accommodates a garage and store. The access to the site would be via an existing access and driveway, shared by the Crosby Farmhouse. The driveway would lead to the rear of the property and where there is a large area of hard surfacing (i.e. parking & turning provision) #### Proposal The application seeks approval for the change of use from tourist accommodation to a residential dwelling. #### Department Policies The application site is within an area recognised as being an area of “white land” not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Development Plan Order 1982 - Isle of Man Strategic Plan 20th June 2007 Due to the site location, zoning and the type of proposal, the following policies are relevant for "Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential." "General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." "Housing Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where: - (a) redundancy for the original use can be established; - (b) the building is substantially intact and structurally capable of renovation; - (c) the building is of architectural, historic, or social interest; - (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; - (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and - (f) the building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must: - (a) where practicable and desirable, re-establish the original appearance of the building; and - (b) use the same materials as those in the existing building. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form. Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character." ### Planning History The following planning applications are considered relevant in the assessment and determination of this application: - Erection of swimming pool/leisure building and storage building for use in association with dwelling, Crosby Farm, Bride - 99/00557/B – APPROVED - Extension to farmhouse to create additional living accommodation, Crosby Farm, Bride - 94/00903/B – APPROVED - Alterations to domestic accommodation and outbuildings to create tourist accommodation, Crosby Farm, Bride - 93/01383/B - APPROVED ### Representations Highways Division:- "Do not oppose has no adverse traffic management, parking or road safety implications." The owners/occupiers of ShilleyAalin, Shellagh, Bride have objected to the application which can be summarised as; private lane serving all properties will be used more; existing owner have not paid repair cost to upkeep lane; and the proposal does not have much occupancy space outside. ### Assessment The main issues to be assessed in the consideration of this application are whether the building would provide a satisfactory level of amenity to form a dwelling and whether the loss of the building as a tourist unit is acceptable. Tourist accommodation is very similar to full-time residential housing in many ways. However there are a number of distinguishing factors that warrant consideration. One such factor is that tourists occupy premises on a short term basis and as such would likely not require the same level of privacy and amenity that a permanent residential dwelling should have in order to be satisfactory. Tourist accommodation also generates many different occupiers who due to not knowing an area particularly well may generate more disturbance than a full time resident. This may be manifested by inappropriate parking, greater vehicular movements to and from a property and a reduced level of care when making noise. These distinctions can be all but unnoticeable in some cases however generally there is a difference in character between tourist and permanent accommodation which distinguishes one use from the other. In considering applications which would result in a permanent residential unit being created in place of a tourist property, an assessment must be made as to how the change in use may affect the surrounding area. Particular regard should be given to impacts upon adjacent residential properties so as to judge whether existing amenity would be affected. Generally, a full time residential use will be preferable in terms of impact upon amenity due to the factors highlighted above. As such it may be expected that a permanent residential use would have a marginally reduced impact upon amenity. In some cases buildings which offer satisfactory tourist accommodation do not provide suitable permanent accommodation. This reflects the different expectation that tourists may have compared to residents looking for a permanent home. As such it is appropriate to consider whether a building can provide suitable long-term accommodation. In this case, the building is detached and has its own garden area to the south, albeit, the area is hardstanding, but could if required by future occupants be transformed to a garden etc. The building is surrounded by a group of farm buildings however it is judged that the mutual relationship created is acceptable, particularly given that the building is orientated towards a courtyard area and not directly facing a barn etc. The Isle of Man Strategic Plan 2007 does not offer protection to existing tourist uses and so there is no planning policy objection to the principle of changing the building's use to become a permanent dwelling. Furthermore, the Planning Division deals with a relatively high number of applications which propose the conversion of barns to form tourist accommodation and these are often successful. It would seem that there is a natural equilibrium which retains a general number of rural tourist units on the Island. In terms of the repair cost to the private lane this is a civil matter between the relevant parties and not a material planning matter which can be considered as part of this assessment. Overall, taking into account all of issues that are relevant to the proposal, this application is judged to be acceptable. ### Recommendation It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and for the reasons set out in this report, it is recommended that the application be approved. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:- Bride Parish Commissioners The owners/occupiers of ShilleyAalin, Shellagh, Bride The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 15.04.2011 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the change of use from tourist accommodation to a residential dwelling as proposed in the submitted documents and drawing 10 711 01 all received on 8th March 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date: 16/5/11 Signed: Maurice Senior Planning Officer --- *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/675-bride-converted-outbuilding-crosby-dwelling-change-of-use/documents/1245002*