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Application No.: 17/01124/C Applicant: Francis Edward Garnet-Ore Proposal: Change of use of part of barn from learning centre to veterinary clinic Site Address: Outbuildings Ballastrang Castletown Road Ballaglonney Malew Isle Of Man IM4 1EU Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.12.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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.
This approval relates to drawing number 17/31/01 date stamped 26/10/2017 and supporting emails date stamped 27/10/2017 and 21/12/2017.
Additional Persons NONE
Officer’s Report THE SITE
1.1 The application site forms part of an existing stone built two storey building situated at Ballastrang Farm, Douglas Road, Malew. Ballastrang Farm is situated west of the main road just south of the Fairy Bridge and is accessed by a shared access lane. - 1.2 The existing building is currently divided into two units; a small tourist unit on the north eastern side and an existing medical learning centre on the south western side. The learning unit is the area forming the basis for consideration of this application. - 1.3 Existing at ground floor within the learning centre are a number of small consultation multipurpose rooms, a reception and patients' area and general kitchen and WC facilities. At first floor the teaching room facility is open plan with a small storage and shower facility. THE PROPOSAL
2.1 The current application proposes the change of use of the learning centre to a veterinary clinic. - 2.2 No external alterations are proposed. - 2.3 Internally the existing room arrangement will be restructured to form new clinical roles including an x-ray room, surgical ward, prep room, reception area and veterinary office space on the first floor. PLANNING HISTORY
3.1 The application site has been subject to a number of previous planning applications, the most relevant in the assessment of the current application is PA 96/00500/B for the conversion of the existing barn to a learning centre and tourist accommodation. This application was approved on review in 1997. - 3.2 In addition to the above we may also consider a recent application for a similar scheme in Port St Mary PA 16/01279/B for the change of use of an existing farm building (and other external alterations) to provide a veterinary practice. The application was approved by the Planning Committee in 2017. It was considered that the proposal would make use of a redundant building for a suitable purpose while traffic movement may increase the site provides sufficient parking and may encourage those requiring the Vet's service to also visit the town centre of Port St Mary in the same trip adding to the facilities of the town. PLANNING POLICY
4.1 The site lies within an area zoned as 'white land' on the Town and Country Planning (Development Plan) Order 1982 and also with an area designated as High Landscape or Coastal Value and Scenic Significance (AHLV). Within the Area Plan for the South 2013 (APS) the site also falls with an area of countryside where there is a presumption against development. - 4.2 General Policy 3 sets out a number of exceptions to development in the countryside such as buildings or works required for interpretation of the countryside, its wildlife or heritage or the replacement of existing rural dwellings. Although the current proposal falls outside of those exceptions outlined in General Policy 3 there are additional policies within the plan that relate to the development of existing buildings in the countryside for which this application would fall too, Environment Policy 16 being most relevant in this case in addition to
Environment Policy 2 which seeks to protect the AHLV from unwarranted or detrimental development:
"Environment Policy 16: 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."
"Environment Policy 2:
The present system of landscape classification of Areas of High Landscape or 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 different 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:
4.3 In addition to the above the site also falls within an area on the APS the site recognised as being an area of Incised Slopes (D14) where the APS Written Statement states the following character assessment:
"Ballamodha, Earystane and St Marks (D14) 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. The strategy should also include the restoration of landscapes disturbed by former mining activities. Key Views: 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. 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."
4.4 Key landscape planning considerations in relation to the protection and enhancement of this landscape character (and running in harmony with EP2) are as follows:-
5.1 Malew Parish Commissioners have stated that they have no objections to the proposal (01/11/2017). - 5.2 The DOI Highway Services have indicated that there is no highways interest in the application. (22/11/2017) ASSESSMENT
6.1 EP16 encourages the use of existing rural buildings for new purposes such as tourist, or small-scale industrial or commercial use so long as these meet the tests of the policy. In the case of this application the existing building already has approval for small scale commercial and tourist use. The current application does not to seek to alter this arrangement, but solely to alter the type of business use from a medical learning centre to a veterinary clinic. - 6.2 No other external alterations are proposed which ensure the existing built fabric maintains its visual attraction and the character of the wider ALHV is protected. - 6.3 The proposed use is not expected to generate any more vehicle movements in and out of the site than at present. The existing access is suitable for the level of traffic generated and there is sufficient car parking to be provided on site. - 6.4 This application would seek to develop a veterinary practice in the countryside, although the site is out of walking distance for most the site benefits from being convenient to public transport routes and within reasonable driving distance from the nearest towns and villages. The business is to provide an array of specialist medical services for animals. On-site parking provides sufficient and adequate parking space close to the building unlike most town centre located veterinary practices which struggle to provide suitable parking within reasonable proximity. - 6.5 In terms of acceptability of use, the location of a veterinary practice at Ballastrang Farm is considered complimentary of its environment. The location empathises with a farm setting where animals are kept and cared for. Aforementioned veterinary practices on the Island are in a range of locations - rural, built up, commercial, residential which all serve a range of needs and this is no different from that. - 6.6 Throughout the application process the agent has identified that the suggested opening hours would be Monday to Friday 0900 - 1800hrs and Saturday 0830 - 1200hours, however that there have been times outside of these hours where they have had to open to carry out emergency treatment. The agent clarified with a representative of the veterinary clinic that the average number of times per month that such emergency medical treatment was required was approx. 2-3 times a month and generally due to animals being struck down by vehicles. The agent indicated on the phone that most other medical emergencies required the vet to travel to the animal rather than bringing the animal to the clinic. - 6.7 Minded that there is an existing tourist unit adjoining the proposed veterinary practice it is considered that the stated opening hours as per the email from the agent dated 27/10/2017 are reasonable in safeguarding the general amenities of the tourist unit and therefore limit the operation (of most part) of the business at any unsociable hours.
6.8 The tourist unit is under the same ownership as the application site. Ultimately it would be in the owners' best interest to make sure the proposed veterinary use of the application site has no adverse impacts on their tourist unit as this could potentially detriment future occupation and rental income. Given this level of ownership it has been considered in this instance that a condition restricting the operation hours need not be applied. Should any noise or operation nuisance become an issue later down the line that this could be a matter raised with Environment Health. CONCLUSION
7.1 The proposed use is considered to harmonise with the countryside setting of the site, more so than the existing medical training centre. The number of comings and goings of visitors are not expected to be so significantly different to the current approved use to warrant a highway concern. The veterinary clinic is to operate at reasonable hours and is unlikely to impact the amenities of the adjoining tourist unit or the surrounds to a significant level to warrant a refusal. - 7.2 The application is considered acceptable and recommended for approval. INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
8.2 The decision maker must determine:
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: 27.12.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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