DEC Officers Report

Application No.: 20/01556/B Applicant: Miss Catrina Brew Proposal: Conversion of existing agricultural barn to tourist accommodation Site Address: West Craige Cottage St Judes Road West Craig Ramsey Isle Of Man IM7 3BY Senior Planning Officer: Mr Jason Singleton Site Visit: 09.02.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.02.2021 _________________________________________________________________

Conditions and Notes for Approval

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. For the avoidance of doubt, no approval is hereby granted to the rebuilding of the barn or any of its existing fabric other than as shown in the application.

Reason: In the interest of the character of the building and in accordance with Environmental Policy 16.

• C 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.

This application has been recommended for approval for the following reason.

The proposed conversion of the agricultural barn to tourist accommodation would be an appropriate form of development that complies with General Policy 3b; Strategic Policy 8; Environmental Policy 16; Business Policy 11, 12, 14 and Transport Policy 4 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to drawings referenced; 1, 2, 3revA, 4, 5revA, existing photographs and structural survey, all date stamped received on 30 December 2020.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the curtilage of an existing barn which lies alongside and which was formerly associated with a dwelling, Westcraig, all of which lie to the south west of the A13 between Jurby East and St. Jude's. The site contains a building - a stone barn which has previously had planning permission in principle for conversion to a dwelling or tourist accommodation (PA 08/1687) and detailed approval for conversion (PA11/01688/b) which has expired. The content of this application is identical to that previously approved on 20th March 2012. - 1.2 Westcraig is a traditional cottage - a little run down but intact and unspoiled with its original windows and porch. The barn stands alongside this on the other side of the farm entrance which leads into an open yard at the rear which at the time of the site visit was occupied by modern tractors. The barn has a smaller stone building in front of it, alongside the road with self seeded trees which grow around and in between the buildings.

2.0 THE PROPOSAL - 2.1 Proposed is the conversion of the barn to tourist accommodation. The works shown involve rebuilding a small section of the upper floor of the southern elevation (an area 1.2m high and 5m long) and show the removal of the existing smaller roadside building which will improve visibility which will be from the access to the south east of the access between the barn and the house. Parking spaces will be created in this area, three in number with the attached lean-to timber annex removed to make space for bin storage and a vehicular turning area. The accommodation takes the form of two self contained units. - 2.2 The works involve retaining the existing northern elevation apertures and installing doors and windows therein. A new external stair will be installed on the south eastern gable. On the rear elevation an existing doorway will be completely blocked up, another partially blocked off to form a window and a new aperture introduced on the ground floor. - 2.3 The applicant's agent has submitted additional information from Curtins who undertook the original survey supporting the 2008 & 2011 application. Their revised report dated 21 December 2020, concludes; "whilst the barn structure is in a dilapidated condition, we consider the existing barn structure can be utilised for conversion to living accommodation, with the following works undertaken;

• o Confirm the foundation depths of the external walls and there after prevent any excavation undermining the walls.
• o Provide temporary scaffold support and bracing to the external walls
• o Remove the bulged section of south facing wall by hand
• o Remove the leaning section of north facing wall by hand
• o Remove the external walls. Solidly infill all voids in the internal faces with concrete and replace timber lintels with concrete.
• o Rebuild the removed sections of wall

• o Provide a reinforced concrete capping below wall plate level throughout extending around the gables
• o Construct new timber truss roof and timber floor with salvaged materials, where suitable
• o Construct new concrete ground floor slap and timber first floor, which restrains the external wall."

3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as being "white land" or not zoned for development on the Town and Country Planning (Development Plan) Order 1982

3.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.4 General Policy 3 (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: b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11)" - 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:

• 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;
• e) 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.

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 08/01687/A - Approval in principle for renovation and conversion of barn to tourist accommodation. Approved. C.1 The accommodation created by this approval must only be used as either a) holiday accommodation for individual lets not exceeding four weeks in duration; or b) accommodation ancillary to that of the existing dwelling. For the avoidance of doubt, no approval should hereby be conferred by this approval for the use of the new accommodation as a separate dwelling. - 4.2 11/01688/B - Renovation and conversion of barn into tourist accommodation. Approved. C.1 For the avoidance of doubt, no approval is hereby granted to the rebuilding of the barn or any of its existing fabric other than as shown in the application.

- 5.0 REPRESENTATIONS

5.1 Andreas Parish Commissioners were written too on 13.01.21 seeking comments by the end of the public consultation period on 05.02.21. At the time of writing no comments had been received - 5.2 Highways Services do not object (No Highways Interest) 27.01.21 - 5.3 DEFA Ecosystems Policy Officer commented (27/01/21) on the status of the old barn and there could be presence of nesting birds and roosting bats. Require a preliminary assessment for roosting bats and nesting birds be carried out by a suitable qualified ecological consultancy.

- 6.0 ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are;

• (i) the principle of the proposal
• (ii) the suitability of conversion to tourist use

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 while 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,

• whilst Housing Policy 11 relates to conversions into dwellings, by virtue of Business Policy 12 it also applies to conversions to tourist uses. Amongst the requirement of Housing Policy 11 is that redundancy for the original use can be established, as echoed in Environmental Policy 16.
• 6.3 Turning to the proposal, it is clear the use of the barn is now redundant for their intended use. At the time of the site visit the building was relatively empty and not being utilised. The structural report dates the property to have been constructed around the 1850's and given the use of local stone is considered to be an attractive building twinned with its existing proportions that can be said to be of historic, architectural and social interest to warrant preserving through conversion to tourist accommodation.
• 6.4 The conversion and adaption of the building has been shown to be achievable structurally with the recommended scheme of works and the proposed plans show two levels of accommodation can be achieved, in this instance two self-contained "apartments" that provides a floor plan indicating two bedrooms, a bathroom, kitchen and lounge/dining area. This layout is mirrored across both floors with an external staircase to the first floor. The conversion works makes use of existing window and apertures and the proposed works would not significantly or adversely alter the character of the building, in accordance with the policy.
• 6.5 As such, the application will bring back into use an attractive and prominent building which forms an interesting part of the roadside character and the proposal is recommended for approval. As the building would be considered suitable for conversion to permanent residential accommodation (possibly in the form of one unit rather than two, which would comply with the parking requirements of two spaces per unit), a condition constraining periods of occupation is not considered necessary.

- 7.0 CONCLUSION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. - 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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

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 : Permitted Date: 12.02.2021 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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