Conversion of existing barns into self catering tourist accommodation and creation of driveway link to approved vehicular access road (PA 10/01672/B)
Site Address:
Barns Adjacent To Ballavartyn House Ballavartyn Road Santon Isle Of Man
Case Officer:
Mr A Holmes
Photo Taken:
Site Visit:
Expected Decision Level:
Planning Committee
THIS PLANNING APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THERE ARE CONCURRENT RELATED PLANNING APPLICATIONS. FURTHERMORE, AS THE PLANNING COMMITTEE ALSO CONSIDERED THE RECENT PLANNING APPLICATION FOR RELATED EQUESTRIAN DEVELOPMENT ON LAND ADJACENT TO THE APPLICATION SITE IT IS CONSIDERED CONSISTENT FOR THEM TO ALSO CONSIDER THIS PLANNING APPLICATION.
The Application Site
The application site comprises a parcel of land located on the eastern side of Castletown Road in the Newtown area of Santon. The site comprises land containing a two storey stone barn and adjoining single storey brick barn, both with slate roofs, and land providing a link to an access road to Castletown Road. It should be noted that the majority of the access road already has planning approval under previously approved planning application 10/01672/B.
The Proposal
The proposal comprises the conversion of existing barns into self catering tourist accommodation and creation of driveway link to approved vehicular access road. The barns in question consist of a two storey stone barn with slate roof and adjoining single storey brick barn with slate roof.
The proposal would convert the barns into four units of tourist accommodation (2 x 2 bed & 2 x 1 bed). Parking for the proposal is provided opposite the barns and includes two covered spaces through the conversion of an existing stable building into garaging. The units have a modest garden area located to the rear.
Planning History
The application site and adjoining land has been the subject of a number of previous planning applications that are considered specifically material to the assessment of this current planning application:
Planning application 10/01658/B sought planning approval for the erection of a replacement dwelling with new vehicular access and road. This previous planning application was withdrawn before any decision was made.
Planning application 10/01660/B sought planning approval for the conversion of existing barns into four tourist accommodation units and creation of new vehicular access and road. This previous planning application was withdrawn before any decision was made.
Planning application 10/01672/B sought planning approval for the erection of new equestrian arena, stabling blocks, horse walker, storage sheds, external manège, horse exercise track and creation of new vehicular access to main road and new access road serving development. This previous planning application was approved on the 15th February 2011.
Planning application 10/01674/B sought planning approval for the conversion of existing stables to provide two self catering tourist accommodation units and creation of new vehicular access and road. This previous planning application was withdrawn before any decision was made.
The application site and adjoining land is also the subject of the two concurrent planning applications:
Planning application 12/00028/B seeks planning approval for the conversion of stables into self catering tourist accommodation units and creation of driveway link to approved vehicular access (PA 10/01672/B). At the time of writing this planning application is pending decision.
Planning application 12/00030/B seeks planning approval for the demolition of existing dwelling and erection of replacement dwelling and creation of driveway link to approved vehicular access road (PA 10/01672/B). At the time of writing this planning application is pending decision.
Planning Policy
In terms of land use designation the application site is not specifically designated for development and is located within a wider area of land identified as being of High Landscape or Coastal Value and Scenic Significance (AHLV) under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered 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."
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; e) 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 given at Section 8.10 of this document."
Representations
The Department of Infrastructure Highways Division do not oppose the planning application.
The Manx Electricity Authority comment on the planning application. The subject of their comments relate to non-planning material considerations.
The owner and/or occupant of Conister, which is located approximately 50m south of the application site access onto Castletown Road and approximately 400m north of the barns that are the subject of the planning application, objects to the proposed development. The grounds for their objection can be summarised as a belief that the previous planning application for equestrian development should not have been approved and concerns about the impact of development on the character of the area.
Assessment
In accordance with General Policy 3 the conversion of redundant rural buildings which are of architectural, historic, or social value and interest is a stated exception to the general presumption against development outside of areas zoned for development. As such, the general principle behind the proposed development is acceptable and the primary role of the planning application is to assess the site specifics of the proposal. To do this it is appropriate to consider the proposal against the provisions of Environment Policy 16, which allows the use of existing rural buildings for new purposes including tourist uses subject to six criteria.
The first criterion requires a demonstration that the buildings proposed to be converted are no longer required for their original purpose and that the buildings are substantially intact and structurally capable of renovation. In this respect it is self evident that the buildings were originally constructed for agricultural purposes, however as its often the case their size and accessibility means they are no longer compatible for modern agricultural practices. As the surrounding land is no longer farmed and the buildings are solely used for general storage it is concluded that they are redundant of their original use. The buildings are substantially intact and supporting evidence from a structural engineer satisfactorily demonstrates that they are structurally capable of renovation. The proposal accords with the first criterion of Environment Policy 16.
The second criterion requires an assessment of whether the proposal would result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction. This is basically an assessment of whether the buildings in question are of sufficient interest to warrant allowing their conversion as an exception to the presumption against development. In this instance the two storey stone building is clearly the type of building normally considered worthy of renovation as it has historic, architectural and social interest as well as being a visually attractive building. Whilst the attached single storey brick building is a more modern addition and is not as attractive as the stone barn it does sit comfortably next to the stone barn. The planning application proposes to render over the brickwork, which is considered to result in an attractive form of development that works well with the adjoining stone building. Overall, it is concluded that the proposal accords with the second criterion of Environment Policy 16.
The third criterion requires a demonstration that the building could accommodate the new use without requiring extension or adverse change to appearance or character. In this respect the proposal does not extend either building and changes are limited to appropriate fenestration alterations and the rendering of the brick building. As such, it is concluded that the proposal accords with the third criterion of Environment Policy 16.
The fourth criterion necessitates an assessment of whether the proposed development would have unacceptable implications in terms of traffic generation. Whilst the proposed use of the barns as tourist accommodation will undoubtedly generate more traffic than the existing storage use of the buildings it is considered that such level can be readily accommodated within the surrounding highway network without undue harm. The proposed development will link into the new access road onto Castletown Road, which has appropriate visibility. It is concluded that the proposal accords with the fourth criterion of Environment Policy 16.
The fifth criterion requires an assessment of whether the conversion would lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services. It is understood that this criterion is primarily aimed at planning applications that propose small-scale industrial or commercial use of existing rural buildings rather than tourist use. Nevertheless, in terms of this proposal it is considered that the extent of development is relatively modest and not something that would cause noticeable harm to the vitality and viability of existing town and village services. The proposal is concluded to accord with the fifth criterion of Environment Policy 16.
The sixth, and final, criterion requires an assessment of whether any harm arising from the proposal on environment and rural economy outweigh the continued impact of the existing buildings on site. In this regard the impact of the proposal outside of the application site is low as the barns have limited visibility from public viewpoints. It is concluded that the proposal accords with the sixth criterion of Environment Policy 16.
Taking the above into account it is concluded that the proposed conversion of the barns into tourist accommodation accords with the relevant provisions within Environment Policy 16. It is still necessary to consider the impact of the proposal on public amenity, the impact on private amenity, the impact on highway safety and the acceptability of car parking arrangements.
In terms of impact on public amenity the proposal does not alter the overall appearance of the buildings to an extent that would particularly noticeable from public viewpoint. Given that there is not extension of the buildings the overall mass of buildings is unchanged and their consequential impact does not particularly alter. As for impact on private amenity the buildings are significant distance from private residential property that is not directly associated to the site. As stated earlier in this report it is proposed to link into the access road that leads onto Castletown Road. This road and access is of an appropriate standard to accommodate the proposed development and as such the impact on highway safety is acceptable. Car parking for the proposal is provided opposite the buildings at levels that are appropriate for the development.
Recommendation
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 should not be afforded interested party status:
The Department of Infrastructure Highways Division; The Manx Electricity Authority; and The owner and/or occupant of Conister.
Recommendation
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 K222/P/10-00 rev. A, K222/P/10-01 rev. A, K222/P/10-02 rev. A, K222/P/10-02, K222/P/10-04, K222/P/10-05, K222/P/11-01, K222/P/12-01, K222/P/12-02 and K222/P/13-01 date stamped the 10th January 2012.
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. Outside of this period longer lets to tourists are permissible. For the avoidance of doubt, no approval should hereby be conferred by this approval for the use of the new accommodation as separate dwellings.
C 4. Prior to the first occupation of development hereby approved the road link connecting to the access road leading to Castletown Road must be constructed in accordance with drawing no. K222/P/10-02 rev. A date stamped the 10th January 2012.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
