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Application No.: 20/01398/B Applicant: Mrs Julie Walker Proposal: Conversion of redundant farm buildings into 3 Tourist Accommodation Units. Site Address: Corlea Farm Corlea Road Ballasalla Isle Of Man IM9 3BA Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 09.02.2021 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons R 1. The upwards extensions and alterations proposed including significant levels of glazing would significantly harm the original character and special interest of the existing buildings contrary to General Policy 3(b), Environment Policy 16 and Housing Policy 11, and in turn would fail Business Policies 11, 12 and 14. There is no evidence to demonstrate that the works will have any environmental or economic benefit so as to be considered an exception under EP16(f) and thus the unacceptable physical works and their adverse visual impact would further contravene Environmental Policy 1.
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations: Manx National Heritage _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The application site comprises a number of existing outbuildings belonging to the farm holding of Corlea Farm, these buildings sit together with the main farmhouse and a paddock on the southern side of the Corlea Road (B39) and just a stones-throw west of the junction with the Ballamodha Straight, Ballasalla.
1.2 The two outbuildings subject to this application sit central to the rear farm yard, one is a taller stone building measuring 9.4m long x 4.2m wide and between 4.5m - 5.6m to the central slate roof ridge due to the slope in the land where it sits. There is a door at ground floor providing access into the lower half of the building and an external staircase providing access to the upper half. The other building is single storey measuring 23m long x 5.6m wide and 4.5m to central ridge, this long barn is finished with a sheet metal pitched roof throughout and its external elevations are mostly stone with some sections that appear to have been blocked up and made into smaller single doors facing into the yard. - 1.3 The farmhouse and the bungalow are both accessed by an existing lane from the Corlea Road this lane splits into two closer to the farmhouse providing separate access to the dwelling and farm yard. THE PROPOSAL
2.1 Proposed is the conversion and alteration of the two outbuildings into tourist accommodation. The scope of works for each building includes: - 2.2 Tall Barn = 1 x tourist unit (1 bedroom):
2.3 Long Barn = 2 x tourist units (1 x one bedroom and 1 x two bedroom):
2.4 The application also indicates that an existing agricultural barn to the south of the outbuildings will also be demolished so as to improve views from the proposed tourist units, however the demolition of the detached structure would not require planning permission in this case. PLANNING HISTORY
3.1 The wider side has been subject to a number of previous planning applications although none are considered to be specifically material to the assessment of the current application for the conversions. PLANNING STATUS - 4.1 The site lies within an area not designated for development on the Area Plan for the South 2013. As such, there is a general presumption against development as set out in Environment Policy 1 which seeks to protect the countryside for its own sake. There is however a provision within General Policy 3 and later in Environment Policy 16 and Housing Policy 11 for the conversion of redundant rural buildings into tourist or residential use subject to a number of constraints. Strategic Policy 8 and Business Policies 12 and 14 support tourist development that makes best use of existing built fabric where it does not have any adverse environmental impact and provides good quality accommodation. Business Policy 11 indicates that development plan policies will be given as much weight in the assessment of tourist uses as they are to for any other types of development. Transport Policy 4 seeks to ensure suitable
highway access and safety for any new development and Environment Policy 4 seeks to protect habitats.
4.2 General Policy 3 (states in part): "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
4.3 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." - 4.4 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:
4.5 Housing Policy 11: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
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."
4.6 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." - 4.7 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. - 4.8 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. - 4.9 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. - 4.10 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.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Malew Commissioners - no objections (20/01/2021).
5.2 Department of Infrastructure Highway Services - Do not oppose (08/01/2021) - no significant negative impact upon highway safety, network efficiency and /or parking. Vegetation should be cut back regularly at the access to retain sight lines on exit at a height not exceeding 1.05m. - 5.3 Manx National Heritage - comments (05/02/2021) the existing buildings have potential for nesting bats and as such a bat survey should be provided.
6.1 The application proposes the conversion of two existing rural buildings to tourist use, the principle of which is generally supported by policies of the Strategic Plan. The site falls outside of settlement boundaries but is located within close proximity to South Barrule plantation so as to make good use of rural activities. The arterial route along Ballamodha is
frequented by public transport and provides easy access into both Foxdale and Ballasalla, and is not considered to be of such a scale so as to prejudice the vitality or viability of these nearest centres. The site itself also provides sufficient access and hard-surfacing to accommodate traffic and vehicles associated with the development and the applicants statement states that the existing buildings are too small to accommodate modern agricultural machinery and have not been used for agricultural purposes for many years, as such their reuse for tourism would not result in the need for any new or replacement buildings. In this respect the general principle of the development is considered to be acceptable and in line with those policies in support of tourist development along with Transport Policy 4.
6.2 In terms of the detail of the proposed works, a structural report has been provided for the application which indicates that both buildings are substantially intact and capable of renovation. The taller building is stone built to eaves, includes full stone gables and is traditionally slate roofed, the longer barn is stone built on three sides and includes full stone gables at each end however the roof is finished in newer sheet metal and the front elevation has been adapted with only stone piers remaining, the latter building is perhaps of lesser architectural, historic and social interest compared with taller building but the remaining fabric has been identified as being structurally capable of renovation. - 6.3 The renovation of the existing buildings as they are would help to preserve the existing building fabric and their existing architectural, historic and social interest, however the proposed alterations in respect of the height increases to both buildings would significantly harm the traditional form, proportion and character of the original buildings and one which would significantly jeopardise their historic, architectural and social interest, the very reason for which they are being considered for retention and conversion. - 6.4 Both schemes include the creation of new apertures and the installation of large areas of glazing, whilst the ratio of new glazing on the taller building is perhaps not so unreasonable, the level of glazing proposed on the longer barns is significant and overbearing and does not respect the original or historic character of the building and the installation of two first floor balconies only exacerbates this issue further as does the increase in height of both buildings. The proposed structures will have little or no resemblance to the original building which goes to the core of both Environment Policy 16 and Housing Policy 11. - 6.5 The existing buildings sit central to the main farm yard and are clustered amongst existing buildings, the siting of these buildings and the setback distance from the main road may help to limit some public view, however the height increases could result in an increased prominence which when coupled with the unsympathetic designs could draw a negative eye to the site beyond the existing arrangement and further harming the rural landscape contrary to Environment Policy 1. - 6.6 When dealing with such older stone buildings and those which sit close to existing wooded areas, consideration should be given to the potential for bats, not only to ensure their protection through any possible construction works but also to ensure that suitable building methods and materials are used so as to limit any harm in the future. Given the unacceptable physical works being proposed to the existing buildings and the pending unfavourable recommendation, it was felt unreasonable to request a bat survey prior to determination.
7.1 Whilst the principle for tourist conversion has been accepted and the existing buildings have been demonstrated as being structurally capable of renovation and to be provided with suitable highway access, it is apparent that substantial works must be undertaken to accommodate the 3 tourist units proposed, and indeed those upwards extensions and alterations would significantly harm the original character and interest of the existing buildings contrary to General Policy 3(b), Environment Policy 16 and Housing Policy 11, and in turn Business Policies 11, 12 and 14. There is no evidence to demonstrate that the works will have
any environmental or economy benefits so as to be considered an exception under EP16(f) and thus the unacceptable physical works and their adverse visual impact would further contravene Environmental Policy 1 which seeks to protect the countryside from unwarranted development for its own sake. There is insufficient information available as to determine whether the proposals would have an acceptable impact on bats.
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 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: 10.02.2021 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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