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Applicant: Mr Stephen Worts Proposal Conversion of agricultural building to tourist accommodation Site Address Rhennie Farm Main Road Dhoon Ramsey Isle Of Man IM7 1HL Case Officer : Mr Toby Cowell Site Visit: Expected Decision Level Planning Committee Recommended Decision: Permitted Date of Recommendation 16.02.2024
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.
Reason: The application does not propose to create independent units of accommodation within the site and has not been considered as such.
This application has been recommended for approval for the following reason. The proposed development is considered to provide a high standard of self-catered tourist accommodation in a generally sustainable location to the benefit of boosting the Island's available tourist accommodation which conforms with the aims and objectives of the Isle of Man Visitor Economy Strategy 2022-2032, whilst improving the visual amenities of the site without detriment to the wider landscape. The proposals are therefore considered to be acceptable and in general compliance with Strategy Policies 1 and 5, General Policies 2 and 3, Environment Policies 1, 2 and 16, Housing Policy 11 and Business Policies 11, 12 and 14 of the Strategic Plan (2016).
Plans/Drawings/Information; This approval relates to the following drawings and documents; Al(04)102 RevC - proposed site plan
_______________________________________________________________ Interested Person Status – Additional Persons It is recommended that Interested Persons Status be granted to the following Government Departments: Visit Isle of Man ________________________________________________________________
THIS APPLICATION HAS BEEN REFERRED TO THE PLANNING COMMITTEE DUE TO NONCOMPLIANCE WITH THE DEVELOPMENT PLAN
1.0 THE SITE - 1.1 The application site relates to a portion of the Rhennie farm, Dhoon, agricultural holding comprising 2 no. disused barns, one of which comprises an aged brick structure in good condition whilst the other consists of an open side timber barn; labelled as barns 1 and 2. An addition barn, 'barn 3', immediate abuts the application site to the south, whilst the principal
2.0 THE PROPOSAL - 2.1 Planning permission is sought for the conversion of an existing brick built agricultural barn to self-catered tourist accommodation, comprising a 1x1-bed unit and 2x2-bed units. The proposals would include new fenestration openings on the rear elevation, the re-rendering of the building and replacement of the corrugated metal roof with grey roof tiles, together with replacement fenestration to existing window/door openings. - 2.2 An existing open sided timber barn is also proposed for demolition, with a new dual pitched open sided timber clad storage building proposed to the immediate north of the retained converted barn. New gravel hardstanding and dedicated parking, together with block paving around the perimeter of the barn is also proposed, together with new passing places along the access route to the site.
3.0 PLANNING HISTORY - 3.1 None of relevance.
4.0 PLANNING POLICY - 4.1 The application site falls within an area of countryside that is not designated for development in the 1982 Development Plan. The site is not within a Conservation Area or an area at risk of flooding but does fall within an Area of High Landscape Value. - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy
Spatial Policy 5 Development in the countryside will only be permitted in accordance with General Policy
General Policy
Environment Policy 1 Protection of the countryside
Housing Policy
11 Extension or alteration to traditional styled properties in the countryside Business Policy
5.0 REPRESENTATIONS - 5.1 Garff Commissioners - No objections (10.08.23) - 5.2 Highways Services - Previous Highways response dated 16/08/2023 requested a number of revisions to the proposal in order to meet the relevant standards in both visibility and parking. The revised and additions provided have addressed all issues raised by Highways.
Previously, visibility splays were drawn to stopping sight distance calculations, rather than the Manual for Manx Roads minimum requirements. A revised visibility splay drawing has provided splays to the MfMR standards. To the right on exit, around the long bend at the glen, visibility of 90m to the nearside edge of carriageway has been provided wholly within the carriageway. This is sufficient for 85th vehicle speeds up to 40mph, which is a realistic approach speed around this bend. Further visibility across the tram stop and café area can be gained due to its low level position, this may be impeded by obstructions such as trees and infrastructure but will provide additional visibility further to the 90m.
To the left on exit, visibility of 160m to the nearside edge has been provided, also wholly within the highway. This is the highest minimum requirement listed in MFMR and will be suitable for approach speeds at this location. The splay has not shown that the nearside edge of carriageway is visible for the entirety of the approach, but from the drawing provided it is accepted that any approaching vehicles in the opposing carriageway (during an overtaking move for example) will be visible. The visibility from the access in both directions is acceptable to Highways.
Details of surface water drainage proposals have not been provided. As the access joins the highway at a downhill gradient and there is soft landscaping to be removed, there is a higher chance of water runoff being discharged onto the highway. A suitable drainage solution should be provided and approved by Highway Services Drainage Team.
The alteration to the highway, in the form of extending an access, will require a Section 109(A) Highway Agreement to be made post planning consent.
Further to the previous Highways response, the applicant has now provided an additional passing place along the access road approx. halfway from the junction and the original first passing place. The additional passing place now means that there is sufficient opportunity and intervisibility for approaching vehicles to manoeuvre off the lane and not onto soft landscaping.
Further internal details have been provided of the site and building layout. Six parking spaces have been provided for the tourist accommodation building. With one one-bed unit and two two-bend units, the provision of six parking spaces is sufficient to meet the demands of the use. The applicant should also consider installing an electric vehicle charging point in order to support the islands sustainable transport goals. Bicycle parking has been provided within the covered storage barn giving six spaces. This meets the minimum required parking standard.
The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to all vehicular access arrangements, including visibility splays, to accord to drawing No. al(04)190
and 0117_al(05)_102. The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent. (12.10.23)
5.3 Highways Drainage - Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. The applicant's contractor has confirmed his proposal for managing the surface water on the drive which satisfies our comment above. (15.01.24)
[officer note - confirmation provided that the passing places will consist of permeable hardsurfacing. Surface water will be monitored during construction and a drain will be installed to discharge into the River Dhoon if necessary.]
5.4 Environmental Protection Officer - With regard to PA 23/00780/B please can the following information be confirmed by the applicant or agent; Type of foul water treatment and discharge method; Sewage treatment works;
5.5 Visit Isle of Man - This comment has been provided by Officers from within the Visit Isle of Man Agency and as such, should be considered as Officer comment only and, therefore, not the view or official position of the Visit Agency Board, or political members of the Department for Enterprise.
The Our Island Our Future Visitor Accommodation Transformation Strategy 2022-2032, endorsed by Tynwald in May 2022, includes a Visitor Accommodation Transformation Action Programme that seeks to develop 500 new and transformed hotel and serviced accommodation bedrooms and 500 new units of distinctive, contemporary, eco-friendly non-serviced accommodation to support visitor number growth over the next 10 years.
The planning application submitted shows three units designed for occupancy for two - three guests. Well-designed rural accommodation is important to support the strategy and ensure the Island has a diverse accommodation stock to respond to visitor requirements. The development of these units at Rhennie Farm could support the growth in group accommodation on the Island.
For the reasons set out above, Visit Agency Officers have no objection to this proposal. (14.02.24)
5.6 Manx Utilities Authority - No response received at the time of writing. - 5.7 Department of Enterprise - No response received at the time of writing. - 5.8 Forestry Officer - No response received at the time of writing.
6.1 The site falls outside of a defined settlement boundary within the open countryside and is therefore not specifically designated for any form of development. The proposals relate to the conversion of a redundant agricultural building to self-contained tourist accommodation, the principle of which accords with the exceptions to development in the countryside in accordance with General Policy 3 (b) where such building/s are deemed to be of architectural, historic or of social value and interest. Likewise, exception (h) of General Policy 3 also allows for development which is required in relation to the interpretation of the countryside, its wildlife or heritage. - 6.2 Furthermore, support is provided in additional sections and policies of the Strategic Plan for the creation of new tourism related development in the countryside with respect to Business Policies 11, 12 and 14. Business Policy 11 states that there may be situations where existing rural building could be converted to tourist use, provided there would be compliance with the stipulations set out in Environment Policy 16, which states the following:
"The use of existing rural buildings for new purposes such as tourist, or small-scale industrial/commercial use may be permitted where:
6.3 Business Policy 12 further adds that permission will generally be given for the conversion of redundant buildings in the countryside to tourist use providing that the development complies with the policies set out in paragraph 8.10. - Housing Policy 11. Likewise, Business Policy 14 states that tourism development may be permitted in rural areas provided that it complies with the policies in the Plan. Farmhouse accommodation or quality self-catering units in barn conversions and making use of rural activities will be encouraged but must comply with General Policy 3 and Business Policies 11 and 12. - 6.4 Housing Policy 11, as referenced above, provides the following criteria which is deemed to be of material relevance: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
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."
6.5 In the case of the current building, it is clear that it is no longer used for agricultural purposes and is therefore redundant in this sense, whilst currently being used for domestic storage purposes. Likewise, the building appears to be in fairly good condition and is of a solid, brick built construction and therefore capable for conversion. The proposed change of use of the building would also not require any physical extension or substantial building works, whilst utilising the same fenestration openings with additional modest fenestration proposed on the rear elevation and a single additional window on the front elevation. The proposals would however include the installation of a new roof utilising grey roof tiles to replace the existing corrugated metal roof with corresponding rear rooflights. - 6.6 Notwithstanding the above it is accepted that the building is not of any particular architectural or historic merit, although it is of substantial construction and not wholly unattractive from a visual perspective whilst likely dating from the early to mid-20th century. That being said, it would be difficult to argue that the conversion of the building would technical qualify from a purely planning policy perspective when assessed against the stipulations of Environment Policy 16 and Housing Policy 11 insofar as the building is not considered to be of any significant architectural or historic merit. - 6.7 Nevertheless, there are additional material planning considerations which must be taken into account with regard to the assessment of the proposals. In particular, one of the core objectives of the Isle of Man Visitor Economy Strategy 2022-2032 is to develop 500 new and transformed hotel and serviced accommodation bedrooms over the strategy period, and specifically notes and considers that the Isle of Man is lagging behind their competitor island, coastal and rural destinations in terms of the quality and choice of visitor accommodation offered. - 6.8 Indeed, one of the actions of the strategy is to 'work to achieve a planning policy approach that can give positive consideration to proposals for well-designed, eco-friendly coastal and rural visitor accommodation, whilst protecting the natural environment and areas of high scenic value and avoiding any adverse climate change impact'. At present, the Strategic Plan 2016 relies upon and makes reference to the outdated Tourism Strategy 2004 - 2008 Fit for the Future Department of Tourism and Leisure April 2004. This position is further clarified and endorsed by Visit Isle of Man who, with respect to the proposals, noted that:
"The Our Island Our Future Visitor Accommodation Transformation Strategy 2022-2032, endorsed by Tynwald in May 2022, includes a Visitor Accommodation Transformation Action Programme that seeks to develop 500 new and transformed hotel and serviced accommodation bedrooms and 500 new units of distinctive, contemporary, eco-friendly non-serviced accommodation to support visitor number growth over the next 10 years.
The planning application submitted shows three units designed for occupancy for two - three guests. Well-designed rural accommodation is important to support the strategy and ensure the Island has a diverse accommodation stock to respond to visitor requirements. The development of these units at Rhennie Farm could support the growth in group accommodation on the Island."
On this basis, it is considered that significant material weight should therefore be placed upon the most recent Visitor Economy Strategy in tandem with relevant policies from the Strategic Plan.
6.9 In addition to the above, whilst the site is located in the countryside and fairly well secluded, it is situated within close proximity to the main Ramsey Road which provides quick road links to Laxey and Douglas to the south and Ramsey to the north. The site is also situated
7.1 The proposed development is considered to provide a high standard of self-catered tourist accommodation in a generally sustainable location to the benefit of boosting the Island's available tourist accommodation which conforms with the aims and objectives of the Isle of Man Visitor Economy Strategy 2022-2032, whilst improving the visual amenities of the site without detriment to the wider landscape. The proposals are therefore considered to be
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : …Permitted……….... Committee Meeting Date:…26.02.2024
Signed :…………T COWELL……….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Application No 23/00780/B Applicant Mr Stephen Worts Proposal Conversion of agricultural building to tourist accommodation Site Address Rhennie Farm
Main Road Dhoon Ramsey Isle Of Man IM7 1HL Planning Officer Mr Toby Cowell Presenting Officer As above Addendum to the Officer Report
It was agreed by Members at the Planning Committee meeting that an additional condition should be attached to the decision notice in relation to requiring submission and approval of an external lighting scheme prior to its installation, with the wording of the condition reading as follows:
C 6 In the event that any low level external lighting is to be installed on site, full details shall be submitted to the Department for approval in writing prior to their installation. Such lighting shall subsequently be installed in accordance with the approved details and retained as such thereafter in perpetuity.
Reason: To ensure the delivery of an external lighting scheme of an appropriate luminance in a countryside location.
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