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Application No.: 10/01623/B Applicant: Mr Trevor Roberts Proposal: Conversion of existing barn to self catering accommodation Site Address: Barn Swallow Beg Gibdale Farm Bayrauyr Road St Marks Ballasalla Isle Of Man IM9 3AT ### Considerations Case Officer : Miss S E Corlett Photo Taken: 17.01.2011 Site Visit: 17.01.2011 Expected Decision Level: Senior Planning Officer ### Written Representations 33 Ballaquark Douglas Isle Of Man IM2 2EY Interest expressed ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Malew Parish Commissioners Notes: Defer pending a site visit Consultee : Mr C Kniveton Chief Executive DED Notes: comments received. Consultee : Manx Electricity Authority Notes: see note 2
The site is the curtilage of a small building situated to the north of an existing dwelling, Swallow Beg. Swallow Beg was a former outbuilding associated with Gibdale Farm which lies between the A3 Ballamodha Road and St. Mark's. The site also accommodates an existing farmhouse which has permission to be replaced by a new dwelling which will be erected to the south east of Swallow Beg (see below). Access to all of the buildings is presently from the main access to the south west of the
building group, onto the Bayrauyr (B30)with two accesses to the farmhouse and to Swallow Beg. There is permission for another access to the east of the existing access onto the Bayrauyr which will lead to the new position of the farmhouse when erected.
The building is a stone built structure with distinctive quartz-like boulders arranged in a linear fashion. A number of properties in the vicinity of this site are similarly finished - Little Gibdale, Swallow Beg and a number of small outbuildings to the east of the A3. The building is sound, with no signs of leaning or bulging other than on the western gable of the main building and some parts of the attached barn, which have been removed. The south eastern corner of the main building has been rebuilt at some stage. There are no signs of any foundations to the building.
The site lies within an area of countryside, 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, identified as Incised Slopes where the following advice is available: "Incised Slopes - Ballamodha - Landscape Character Area 2 - Ballamodha, Earystane, and St Mark's: This is a fairly resilient landscape which has accommodated incursions of modern built development without severe detriment. However, some of the larger-scale residential developments lack either the topographical setting or the groups of trees which might have mitigated their visual impact."
The draft Planning Policy Statement 2/09 - The Role of Landscape Character in Development states:
The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-
Proposed here is the renovation of an existing stone outbuilding and its use as a self catering holiday unit. The original building had an overall footprint of 12.2 m by 5.3 m ( 64 sq. m ) although part of the
building is no longer roofed or completely intact. What exists on site is a building with all four walls which has a footprint of 6.7 m by 5.3 m and an eaves height of 3.2 m and a ridge height of 5.1 m . The remaining part of the building has three walls.
The proposed building has the same footprint as the original building and an eaves height of 3.3 m and overall height of 5.1 m . The front elevation will have the front door retained and the existing large door and window aperture changed to a single window and another, matching window added on the other side of the door. Two dormers will be added to the front pitch. Three windows are to be added to the rear elevation and a door on the eastern elevation.
The cottage will have two allocated parking spaces and a turning area and small garden to the east of the property. Access is to the north of Swallow Beg.
The appropriate planning policies are General Policy 3 b and Environment Policy 16 which are as follows: "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, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental 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-dependant 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."
Environment Policy 16 states "The use of existing rural buildings for new purposes such as tourist or small-scale industrial/commercial use may be permitted where: a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation; b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction; c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character; d) there would not be unacceptable implications in terms of traffic generation; a)[sic] conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site.
Proposals to convert rural buildings to residential accommodation will be considered along with the advice give at Section 8.10 of this document."
Malew Parish Commissioners indicate that as they were not permitted to undertake a site visit, they cannot make any decision on the application.
The Manx Electricity Authority seek consultation on the provision of electricity supplies, which is not a material planning concern.
Highways and Traffic Division indicate that there are no traffic impacts from the proposal A resident of Douglas suggests that the building has recently been renovated and is not redundant. The Department of Economic Development, Tourism Division fully supports the application which it considers will provide "a unique opportunity to stay in a beautiful location in a good quality, well furnished accommodation".
EP 16 makes provision for the utilisation of redundant rural buildings. This building is interesting because it is reflective of a distinctive use of local materials - the large quartzy boulders can be found in some of the hedges and walls in the vicinity and is in good condition. The building is close to the existing buildings in the vicinity which are residential in nature. The use of this little building for holiday accommodation would not compromise the use of the adjacent buildings and could be satisfactorily serviced.
The building would be supported by the insertion of a concrete pad ring beam, faced in stone externally and largely hidden by a new fascia board. The new walling on the smaller barn will be provided with new footings and the remaining corners underpinned. A method statement is provided by the applicant's agent.
The main differences between the existing building and what is proposed is the regularisation of the windows and door in the front elevation of the main barn and the introduction of dormers. The building as it stands is a little more than single storey but without the dormers the use of the upper level would be limited and the overall floor area constrained.
The building presently contains an oil tank and has no useful purpose. If this permission is not granted, it is likely that the building will not be sufficiently useful to warrant money spent on its maintenance and it is probable that the building will eventually be lost, which would be a detriment to the character of the group. There is full support from the Tourism Division for this development.
The local authority is, 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.
Department of Economic Development Tourism Division are a statutory authority and should be afforded party status in this instance.
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.
The Manx Electricity Authority raise issues which are not material planning considerations and as such should not be afforded party status in this instance.
The resident of Douglas is not directly affected by the proposal and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 17.01.2011
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the renovation of the existing building and its use for tourist accommodation, as shown in drawings 484-01B received on 21st December, 2010 on the site as defined in 484-01A received on 3rd November, 2010.
C 3. This permission is based upon the scheme shown in the submitted drawings and no approval is granted to any reconstruction which is not shown in these drawings. If the existing fabric should become unstable and be lost during the construction works, a further planning permission will be required for these works and it is unlikely that planning permission will be granted for the construction of a completely new, or mostly new building.
C 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval).
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : Signed : Senior Planning Officer
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