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Application No.: 09/01500/B Applicant: Mr Gerard \& Mrs Julie MacQuillan Proposal: Conversion of existing disused barn into two holiday units Site Address: Robin Hill Farm Cronk Y Dhooney Ballakilpheric Colby Isle Of Man IM9 4BS ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Senior Planning Officer ### Written Representations Sunnyside Cronk Y Doonee Ballakilpheric Colby Interest expressed ### Consultations Consultee : Highways Division Notes: Defer Consultee : Rushen Commissioners Notes : Consultee : Drainage Division Notes: No objection
The site represents the land and buildings associated with Robin Hill Farm. The area includes built structures - Robinhill Farmhouse, stables, a chicken shed and stone outbuildings on the eastern side of the lane which is also a public footpath and to the west of the house. There is also a large sheetclad agricultural building to the north west of the house which is also owned by the applicant. The area owned extends to 8.2 ha ( 20 acres) and stretches to the Colby River to the east.
The site lies within an area designated on the Arbory and East Rushen Local Plan as an Area of High Landscape or Coastal Value and Scenic Significance.
In the newly published Southern Area Plan the site lies within an area identified as a settlement, with a defined boundary, within which the farmhouse and barn fall. The site is coloured pink which suggests the settlement is identified as Residential, the use to which the majority of buildings are put.
There have been a number of previous applications for this site, all submitted by previous owners of the property: PA 06/00765/B - Erection of a kennel facility with associated works and landscaping - refused and appeal withdrawn - 25th January 2007 PA 07/00010/B - Erection of two agricultural livestock buildings - application withdrawn - 18th September 2007
PA 07/00260/B - Erection of a cattery - refused at appeal - 16th August 2007 PA 07/00380/R - Retention of refurbishment works to existing outbuilding Permitted - 27th April 2007 Conditions
A current application which has been submitted by the present owner is: PA 09/00399/B - Alterations and erection of a two storey extension Permitted
PA 09/0503 - construction of private manege - permitted
Now proposed is the conversion of the stone outbuildings to tourist accommodation. The scheme will result in the utilisation of the two storey main building, the removal of an annex to the north, which is in poor condition, to provide a garden and the reduction in height of an existing small outbuilding to the east. The scheme involves the retention of all of the existing apertures as are and the installation of new timber framed windows and doors therein. The existing roof on the main building is to be retained in situ.
The applicants have provided a "summary of survey findings" which concludes that none of the walls of the main building are either leaning or supported in any way, there is no evidence of subsidence, cracking or failures. No subterranean works are proposed and new floors will be at least 150 mm above ground level. Internally new joists are required due to the spans involved.
Department of Transport Highways and Traffic Division recommend a deferral pending further information regarding visibility splays
The occupant of Sunnyside, which lies alongside the site, to the south east of the farmhouse expresses caution regarding additional vehicles which would come onto the B44 which should be restricted to 20 mph . She goes on to state that the lane leading to the site from the B44 is not
suitable for larger vehicles and walkers use the path. She also states that the applicants re good neighbours. dot dd recommend conditions requiring the development to be connected to the main sewer and with no surface water discharged to the main sewer. The application states that the existing systems will be used - surface water to the existing surface water system and foul to the main foul sewer. the proposal will not result in any additional hard surface, in fact there will arguably be a reduction as roofing is to be replaced with a garden area, so there will be no change to the amount of surface water collected on site. The proposal will result in the disposal of more foul sewage and this is to be discharged to the main sewer as required.
The proposal should be considered in the light of Environment Policy 16 which 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; a)[sic] 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 give at Section 8.10 of this document".
The applicants has provided additional information about the building in response to the above policy. They state that the barn has not been used for agricultural purposes for some time and modern farming practices and the use of large bales and bulk feed preclude the use of the loft for such purposes and is presently being used for the storage of furniture owned by the applicant. Whilst there is no structural report, the applicant's agent states that the building is in good repair and there are minimal changes proposed which would or could reduce the structural stability of the building. A site visit confirmed the condition of the building. The building is also very close to the farmhouse and the road and not particularly close to the land on which the horses or animals would be grazed/exercised. Getting animals to and from the barn would not be the most convenient. It is proposed to use an existing gate beside the barn so that traffic associated with the holiday accommodation would not need to pass Sunnyside nor use much of the public footpath.
The current owners of the farm propose to use the agricultural land for the keeping of horses. Whilst feed and bedding and associated items like this will be brought to the site, this is considerably less than would be the case if the land and barn were used for agricultural purposes - say for the keeping of cattle or sheep, plus the noise and smell which would result, close to Sunnyside and the public footpath. The applicant has permission for a manege to the east of the farmhouse where the horses will be exercised.
The Southern Plan clearly identifies the barn as within the built boundary of the settlement although there is advice in the Plan that as the settlement is remote from public amenities, it is not an area where additional dwellings would be proposed. As such, and considering the above points, it is recommended that the application should be permitted.
PARTY STATUS The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The occupant of Sunnyside is immediately adjacent to the barn and as such should be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 27.10.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the conversion of the existing barn into tourist accommodation as shown in drawings 09/J067-01, -02 and -03 all received on 10th September, 2009.
C 3. The accommodation may be occupied only by bona fide tourists with no individual tenancy exceeding 4 consecutive weeks in duration.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : ....16.1.11.199........
Signed :....Almence Senior Planning Officer
27 October 2009 09/01500/B Page 4 of 4
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