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The site is the curtilage of Grenaby Farm - 39 acres of land situated on both sides of the B41 Grenaby Road which runs from the A3 Foxdale Road towards the Corlea Road and Cringle Reservoir. There is a group of buildings on the western part of the site, comprising a large farmhouse and various outbuildings, many traditional stone buildings, some of which have been converted to other uses - tourist and staff accommodation.
The main dwelling has been the subject of significant renovation and extensions which are almost complete and this stands between the outbuildings and the road, with the gable facing the road and a garden area with entrance drive to the south east. There is another entrance to the north which leads behind the house to the outbuilding complex.
The Stalls, is a building which lies immediately behind the house and has been tastefully converted to living accommodation. Permission has been granted such that the building may be used either for permanent or tourist accommodation (see below).
The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as "white land", that is, not designated for development. On the draft Southern Area Plan the site lies within an area of Open Space and within an area of Incised Slopes where the following advice is provided:
"The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. This strategy should also include the restoration of landscapes disturbed by former mining activities." Key views include "distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons and open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views".
Proposed is the use of the building as tourist accommodation as well as permanent residential and/or staff accommodation as it has been most recently. No changes are proposed to the building.
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 would be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted."
Business Policy 13 states: "Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents."
As such, it is likely that whether the building had been proposed for either residential or tourist use in the first instance, the recommendation for approval would have been the same.
The following applications have been considered in respect of this site:
PA 11/00661/B - Additional use of residential accommodation for tourist use Status - Pending Consideration
PA 08/01227/B - Re- positioning and extension to agricultural shed Status - Permitted
PA 07/01901/B - Erection of an extension to existing agricultural building Status - Permitted
PA 07/01258/B - Change of material of staircases from Manx stone to black metal on approved conversion of barn to residential units (04/00987B) Status - Permitted - this relates to The Stalls
PA 06/00682/B - Erection of extensions to existing farmhouse Status - Permitted
PA 05/02083/C - Additional use as self catering tourist accommodation - this relates to The Stalls Status - Permitted
PA 05/2073 - Alterations, erection of two storey extensions to west, east and north elevations to provide additional living accommodation. Erection of new outbuilding to provide garage, new indoor pool to replace existing out door pool with gym and games room above Status - Refused
PA 04/00987/B - Conversion of part of existing storage barn to three residential units and remainder to kitchen, party room and studio - this relates to The Stalls Status - Permitted
PA 03/00349/B - Erection of a barn/ machinery store Status - Permitted
PA 90/00588/B - Erection of agricultural building, Grenaby Farm, Malew. Status - Permitted
PA 85/00791/B - Construction of agricultural building and silage clamp, Field 1811, Grenaby Farm, Grenaby Road, Malew Status - Permitted
Malew Parish Commissioners and the Highways and Traffic Division indicate that they do not oppose the application.
The building already has permission for the uses proposed and the applicant has been approached to enquire if an application is actually required. In the absence of a response, the application has been assessed as if permission were required. The building is an interesting one which already has permission for alternative use and what is presently proposed is acceptable and in line with the Business and Environmental policies of the Strategic Plan as set out above. There is plenty of parking on site and the proposed use will not significantly change the traffic or parking impact.
The local authority, Malew Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
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.
Recommended Decision: Permitted
Date of Recommendation: 13.06.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
This approval relates to the use of the building as shown in drawings sr01, st02 and st03 all received on 11th May, 2011, as either permanent residential or tourist accommodation.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made: Permitted Date: 15 June 2011
Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: Jannice Jennifer Chance Senior Planning Officer
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