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Application No.: 16/00129/B Applicant: Mr Andrew Corlett Proposal: Conversion of redundant farm buildings to five self-contained holiday cottages with parking Site Address: Outbuildings North Baldrine Farm Baldhoon Road Laxey Isle Of Man Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site is a part of North Baldrine Farm, a holding located off the Baldhoon Road in Baldrine. The farm has at just north of the Farmhouse a small group of farm buildings. All are situated at the end of a 500m-long driveway; it is the cluster of buildings that are the subject of this application. - 1.2 The buildings in question comprise one L shaped building which is predominantly two storeys, apart from a section in the centre that is single storey. Another single storey structure lies to the south of the L-shaped building; together they form a small courtyard. - 1.3 All of which have fallen into a state of disrepair as they are no longer fit for modern agricultural processes. - 1.4 There are some areas of interesting and attractive brick surrounds to door and window openings.
2.0 THE PROPOSAL - 2.1 This application seeks approval for the conversion of the buildings into 5 units for tourist accommodation, with the following amendments to the buildings;
3.0 PLANNING HISTORY - 3.1 There is no planning history for the barns, however in 1995 approval was granted for rebuild of the farmhouse and an extension in 2003.
4.0 PLANNING STATUS - 4.1 In terms of local plan policy, the application site lies within an area zoned as an Area of High Landscape or Coastal Value and Scenic Significance under the Laxey and Lonan Area Plan 2005 and therefore not designated for development. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains six policies that are considered specifically material to the assessment of this current planning application: - 4.3 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:
4.4 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 4.5 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape of 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 difference 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:
4.6 As such, there is a general presumption against development as set out in Environment Policies 1 and 2 and General Policy 3 of the Strategic Plan. - 4.7 There is, however, provision for the re-use and conversion of existing buildings of interest to dwellings in Housing Policy 11 and also to tourist accommodation in Environment Policy 16 and Business Policy 12. - 4.8 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:
Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document."
4.9 Paragraph 8.10 of the Strategic Plan outlines Housing Policy 11 and its supporting text. - 4.10 Business Policy 11; states that tourism development needs to be in accordance with Environment Policy 16.
5.0 REPRESENTATIONS - 5.1 Lonan Commissioners recommend approval. 24.02.2016. - 5.2 DOI Highways originally objected to the application on the basis that passing places needed to be provided. 16.02.16. This information was provided in plan 03.03.16. They have confirmed that the proposal passing places are acceptable, subject to a conditions requiring parking areas at cottages to be kept clear and that the passing places be constructed and be kept clear. 04.04.16. - 5.3 DED has written in support of the application. 18.02.2016. - 5.4 The MHK for the area, Speaker of the House of Keys, Stephen Rodan writes in support of the application, welcoming it as a contribution to the local Laxey economy. He considers that the scheme will complement the work which has been undertaken in the village centre and complies with the draft policy of Planning and the Economy. He does not consider that the scheme has any adverse impacts (01.03.16).
6.0 ASSESSMENT - 6.1 Environment Policy 16 and Housing Policy 11 set out the fundamental tests against which an application for conversion of the barns to tourist accommodation.
6.2 With regard to paragraph (a) of Housing policy 11 (HP11) and Environment Policy 16 (EP16), it is considered that the barns are no longer required to be used in relation to agricultural (i.e. its original use) and that they are redundant. - 6.3 With regard to the remainder of paragraph (a) of EP16 paragraph (b) of HP11, these deal whether the building is substantially intact and structurally capable of renovation. A structural report has been carried out and submitted which concludes they are suitable for conversion. - 6.4 With regard to paragraph (c) of HP 11 and paragraph (b) of EP 16 the barns are Manx stone barns, which are considered to have retained their character and quality and have architectural interest significant to warrant its retention. - 6.5 Paragraph (d) of HP11 and paragraph (c) of EP 16 states that the building should be 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 and that the buildings can accommodate the new use without requiring extension or adverse change to appearance or character. The submitted plans show that the proposal would have the most significant effect on the barn proposed to be unit 1, roof change and an extension to unit 1 to accommodate a kitchen and the inclusion of additional openings in the roof, while this is a change to the overall appearance and character of the building it is my opinion that it would not be adverse when considered in conjunction with the overall proposals. In respect of the other barn whilst the designs use the existing apertures the majority maintain the existing proportions and where new doors are being introduced they relate to others that are being provided. - 6.6 A careful balance between ensuring that any changes do not adversely affect the character of the building and providing suitable tourist accommodation needs to be struck. It is considered that the proposed changes do achieve this balance, however need to have particular regard to materials. - 6.7 Paragraph (d) of EP16 is concerned with traffic generation and as there are a number of buildings on the road to the barns need to consider an increase of traffic passing to the front of the farmhouse and the others. Highways have suggested a number of conditions to ensure highway safety which have been applied. - 6.8 The proposed materials particularly for the windows can have an important impact on the overall appearance. Proposed here are timber windows and doors with a dark stain, timber windows can achieve a slim line profile that would be more in keeping with the barns current appearance. - 6.9 As a result, it is concluded that the planning application complies with Environment Policy 16 and Housing Policy 11 of the Isle of Man Strategic Plan 2007.
7.0 RECOMMENDATION - 7.1 It is recommended that the application be approved, subject to conditions.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
SHK Stephen Rodan is not directly affected by the proposal, although his comments are welcome, and he should not be afforded interested person status in this case.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted
Date of Recommendation:
07.04.2016
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of a unjustified separate dwellings in the countryside.
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
This approval relates to drawing numbers: C/8006/1, 2, 3A, 4A, 5A, Structural Report and Design and Access Statement all date stamped as received 5 February 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 18.04.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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