**Document:** Officer Report 09/00385/REM **Application:** 11/01583/B — Conversion of redundant barn to three holiday cottages and creation of additional parking **Decision:** Application Withdrawn **Decision Date:** 2012-02-09 **Parish:** Douglas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1945-douglas-ard-na-mara-conversion-outbuilding/documents/1260878 --- # Officer Report 09/00385/REM **Application No.:** | 09/00385/REM | | :-- | :-- | | **Applicant:** | Martia Limited | | **Proposal:** | Reserved matters application for the conversion of redundant barns
into four holiday cottages | | **Site Address:** | Ard Na Mara Formerly Southampton Farm
Quines Hill
Port Soderick
Isle Of Man
IM4 1BA | Case Officer : Mr A Holmes **Expected Decision Level:** Officer Delegation ### Officer's Report ### The Application Site And Planning Application The application site comprises the curtilage of Ard Na Mara (formerly known as Southampton Farmhouse), which is located/north west of the Old Castletown Road in open countryside south west of Quines Hill, Braddan. The planning application seeks approval of the reserved matters for previously approved approval in principle planning application 06/00964/B. ### Planning History The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application: Planning application 06/00964/B sought approval in principle for the conversion of redundant barns to four holiday cottages. This previous planning application was considered and refused on the 14th September 2006, with the refusal decision notice issued on the 14th September 2006. A subsequent appeal was upheld by the Minister, contrary to the recommendation of the appointed Planning Inspector, with the appeal approval decision issued on the 28th March 2007. In approving the planning application the Minister, in accordance with the appointed Planning Inspector's suggestion, granted approval in principle subject to the two following conditions: 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (design, external appearance, internal layout, means of access) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application. 2. This approval relates only to the location plan submitted with the application and datestamped 8.6.06. A copy of the appeal decision for this previous planning application has been placed on the file for the current planning application. The Department of Transport do not oppose the planning application. The Department of Tourism and Leisure express an interest in the planning application. ## Planning Policy In terms of land use the application site is located within a wider area of land that is designated as private woodland or parkland under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991 - Plan No. 3. There are no policies with Planning Circular 6/91, the written statement that accompanies the local plan, which are considered specifically material to the assessment of the planning application. In terms of strategic plan policy, it is considered that the Isle of Man Strategic Plan 2007 contains five policies that are specifically material to the assessment of this current planning application: General Policy 3 states: "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 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." Strategic Policy 8 states: "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 man-made attractions." Housing Policy 11 states: 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." Business Policy 11 states: "Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted." Business Policy 12 states: "Permission will generally be given for the conversion of redundant buildings in the countryside to tourist use providing that the development complies with the policies set out in paragraph 8.10. Housing Policy 11." ## Assessment The planning application seeks approval of the reserved matters for previously approved approval in principle planning application 06/00964/B and was the subject of pre-submission discussion with the applicant and their agent. As can be seen the approval in principle was granted on appeal following a general acceptance that part of the building shown within that application was suitable for conversion. This current planning application seeks approval of the reserved matters for the development of this part of the overall building. The remaining part of the building is untouched by the proposed development and is understood to remain as general storage associated to the property. As such, principle of development is considered to be established and the proposal accords with General Policy 3, Strategic Policy 8, Business Policy 11 and Business Policy 12 of the Isle of Man Strategic Plan 2007. This reserved matters application was received before the expiry of the time frame set out by condition no. 1 of the approval in principle and therefore accords with the first part of that condition. That condition sets out four primary issues that should be addressed as part of any reserved matters application, namely design, external appearance, internal layout and means of access. These issues tie into the general material considerations set out in the policies contained within the Isle of Man Strategic Plan 2007 that are referred to earlier in this report. Whilst the proposal involves some extension of the existing buildings this is concluded to be acceptable as the general form and appearance of this element of the proposal is in keeping with the character of the buildings, of similar scale to the existing buildings and not detrimental to public and private amenity within the surrounding area. It therefore suitably accords with Housing Policy 11 of the Isle of Man Strategic Plan 2007. The proposal has more than sufficient on-site parking to meet the needs for the development and also includes appropriate bin storage and amenity space. Vehicular access to the site is unchanged from the existing arrangements, which are considered to be acceptable. It is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: The Department of Transport. It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: The Department of Tourism and Leisure. ## Recommendation Recommended Decision: Permitted Date of Recommendation: 20.04.2009 ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
0 : 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 drawing no.s M/386/1, M/386/2, M/386/3, 06/1002/1 and 06/1002/4 date stamped the 6th March 2009. C 3. Between the 1st March and 1st October in any one year the holiday accommodation hereby approved must only be used for individual lets, not exceeding four weeks in duration, to bona fide tourists. Outside of this period longer lets to bona fide tourists are permissible. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager. Decision Made : Permitted Date : Signed : Michael Gallagher Director of Planning and Building Control OR Signed : Jennifer Chance Development Control Manager --- *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/1945-douglas-ard-na-mara-conversion-outbuilding/documents/1260878*