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Application No.: 20/01328/B Applicant: Mr Michael Cluny Proposal: Conversion of redundant workshop to provide tourist living accommodation (class 3.6) Site Address: Gateways Lezayre Road Glen Tramman Ramsey Isle Of Man IM7 2AW Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 12.01.2021 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons R 1. On balance, it is considered the proposal would fail the redundancy test, is not of sufficient quality or interest to warrant retention and re-use and therefore is considered contrary to Strategic Policy 8, Business Policy 11, 12 & 14, and Environment Policy 16 of the Strategic Plan. Similarly as the proposal fails to satisfy those aforementioned policies the proposal would be contrary to Environmental Policy 1 and 2 of the strategic plan.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of Gateways, Lezayre Road, Glen Tramman. Ramsey. The property is a detached two storey dwellinghouse with a detached single storey building to the rear (north) of the site. The garage is accessed from the highway from the gated entrance to the dwelling house. - 1.2 The building measurers 12m x 4.5m under a pitch tiled roof, painted render finish, small windows in each gable and three regular sized garage doors to the east (front) elevation.
2.1 Proposed is the conversion of a redundant workshop/garage into holiday let accommodation. The scope of works would see the removal of the garage doors and the installation of three windows to each reveal and the remainder of the opening blocked up. Internally the floor plan would be subdivided to provide two bedrooms a shower room and an open plan kitchen/lounge area.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as white land or not zoned for development. The site is also designated as an Area of High Landscape Value. The application site is part of the residential curtilage of the dwellinghouse, as such it wold be appropriate to consider the following policies; - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically material to the assessment of this current planning application. - 3.3 Environment Policy 1 The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix
3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an overriding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
3.4 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:
3.5 Strategic Policy 8 Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and manmade attractions. - 3.6 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:
3.7 Business Policy 11 Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted. - 3.8 Business Policy 12 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. - 3.9 Business Policy 14 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. Other forms of quality accommodation in rural areas will be considered, including the provision of hostels and similar accommodation suitable for walkers but must comply with General Policy 3 and Business Policies 11 and 12. - 3.10 Transport Policy 4 The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.
4.0 PLANNING HISTORY - 4.1 98/01792/B - Erection of garage and garden store to replace existing, Gateways, Lezayre Road, Churchtown, Lezayre.
5.0 REPRESENTATIONS - 5.1 Lezayre Parish Commissioners commented on (15/12/20) objection to the access in and out of the site given the location on the bend and the 50mph speed limit of the road. - 5.2 Highways Services have commented (04/12/20) with no objection.
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 (i) Principle There is an underlying element to the Strategic Plan Policies which are relevant to the conversion of rural buildings to tourist use which must be taken into account. General Policy 3 allows for conversion of redundant rural buildings in the countryside, taking note of their aesthetic value and Business Policy 11 allows for "development" in the countryside for tourism subject to meeting the conversion tests of Environmental Policy 16. This is the expectation that the buildings should be redundant. Business Policy 12 provides that permission will generally be given for the conversion of "redundant buildings" in the countryside to tourist use, subject to compliance with paragraph 8.10, Housing Policy 11 and Environment Policy 16 of the Strategic Plan. Business Policy 14 provides that tourism development may be permitted in rural areas, but requires compliance with other Strategic Plan policies, including specific crossreferences to Business Policy 12, and through that policy to Housing Policy 11. As a result,
7.0 CONCLUSION - 7.1 On balance, it is considered the proposal would fail the redundancy test, is not of sufficient quality or interest to warrant retention and re-use and therefore is considered contrary to Strategic Policy 8, Business Policy 11, 12 & 14, and Environment Policy 16 of the Strategic Plan. Similarly as the proposal fails to satisfy those aforementioned policies the proposal would be contrary to Environmental Policy 1 and 2 of the strategic plan.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, 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 Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Refused Date: 12.01.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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