5 October 2016 · Committee
Field 510499, Ballavartyn Road, Santon, Isle Of Man, IM4 1ht
The application sought permission to erect two semi-detached units for tourist accommodation with associated parking and landscaping at Ballavartyn Equestrian Centre on Castletown Road, Santon. The site has an extensive planning history of approved equestrian and tourist accommodation uses, all of which have similarly required departure from Strategic Plan policies that presume against new development in the countryside. The officer acknowledged the proposal was contrary to policy, as the buildings on site were largely rebuilt rather than converted from genuinely redundant rural fabric. However, the existing tourist accommodation had demonstrated strong occupancy and quality, confirmed by a DED rating. The link to equestrian activities for disabled users — supported by evidence from Manx Carriage 4 Disabled and DED's Destination Management Plan — was treated as a material benefit. Highway Services objected on parking grounds, but the officer considered one space per unit adequate given the single-group occupancy model, with three additional spaces available.
The Planning Committee approved the application because the benefits of providing specialist accessible tourist accommodation linked to an established equestrian centre outweighed the policy conflict with countryside development restrictions.
conversion and adaptation of existing buildings
and heritage, but also an opportunity for diversification and re -use. The Department will continue to treat proposals for re-use positively, where they comply with current policy guidance namely Environment Policy 16 and Environment Policy 17, set out in the Isle of Man Strategic Plan, 2007. Manx National Heritage is likely to seek recording of such buildings and farmsteads prior to redevelopment and particular regard should be had to the Isle of Man Strategic Plan - Environment Policy 41 - in this respect.
conversion of redundant rural buildings
Housing Policy 11: 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. 8.10.3 Permission will be given in certain circumstances for the re-establishment of residential use where there is an abandoned dwelling, since such dwellings can sometimes have a negative impact, usually arising from the sense of dereliction and dilapidation. See Housing Policy 13 below. 8.11 Replacement Dwellings in the Countryside 8.11.1 There are in our countryside many existing dwellings, some of which contribute positively to its appearance and character, and some of which do not. A number of dwellings have been abandoned for many years; their physical remains being a reflection of agricultural and social change across the Island. They form features in the rural landscape which are often not unacceptable in their present state. It is appropriate to encourage change which would result in overall environment improvement, and to discourage change which would not. Where the building(s) concerned are of architectural merit or of local, historical or social interest demolition and replacement will be discouraged.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Between 1st March and 1st October in any one year the holiday accommodation hereby approved must be used only 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 is granted nor should be inferred by this approval for the use of the new accommodation as private dwellings.
Condition 3
Prior to the commencement of any development associated with this approval, a scheme for the planting of new trees and shrubs to better integrate the proposed works with the surrounding landscape, must be approved by the Department and the landscaping undertaken in accordance with this scheme in the first planting season following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
equestrian facility
creation of the equestrian facility
equestrian facility
creation of the equestrian facility
horse walker
creation of the equestrian facility
lighting
creation of the equestrian facility
cafe facility
cafe facility
kennels
kennels
replacement of the dwelling and creation of driveway link
replacement of the dwelling
tourist accommodation
tourist accommodation
tourist accommodation
tourist accommodation
tourist accommodation
