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Application No.: 21/00420/B Applicant: Mrs Julie Walker Proposal: Conversion of existing farm buildings into 2 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: Permitted Date of Recommendation: 04.08.2021 _________________________________________________________________
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: In the interest of preserving the historic interest of the original barn buildings and the development has been considered on an exceptional basis against Environment Policy 16 and Housing Policy 11.
N 1. The applicant/owner is to be reminded of their obligations for the protection of nesting birds and roosting bats and other protected species under separate legislation - Wildlife Act 1990.
This approval relates to drawing numbers 21/09/01, 21/09/02, 21/09/03, 21/09/04, 21/09/05,
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: DOI Flood Risk Management
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 There are four outbuildings subject to this application which sit central to the rear farm 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 buildings A and B into tourist accommodation, the conversion of building C in to storage and the complete demolition of building D. The scope of works for each building includes: - 2.2 Building A = 1 x tourist unit (1 bedroom) - There are to be no changes to the buildings footprint or height, the works comprise the following:
2.3 Building B = 1 x tourist unit (2 bedroom) - There are to be no changes to the buildings footprint or height, the works comprise the following: Infilling of front elevation to provide a stone frontage matching the remainder of the building; Installation of three patio doors evenly spaced across the frontage; Installation of four small windows interspersed between the proposed patio doors; and The installation of 5 roof lights to the rear roof slope. - 2.4 Building C - no physical works proposed only its conversion to storage. - 2.5 Building D - to be demolished to allow creation of paved courtyard area including 3 parking spaces, rockery and green space and an adjacent area for bin storage. The supporting statement indicates that another reason for the demolition of this building is to improve views from the proposed tourist units, however it should be noted that the demolition of this detached structure would not constitute development requiring planning permission. - 2.6 The supporting statement also makes clear that 'the change of use of the buildings for tourism does not reduce the capacity for land management or result in the need for additional replacement farm buildings". PLANNING HISTORY
3.1 The wider side has been subject to a number of previous planning applications most relevant to the assessment of the current application is PA 20/01398/B which also sought approval for the conversion of the same buildings for tourist use, unlike the current scheme, this application sought for excessive height increases to both buildings, increase widths to building B and also the inclusion of significant amounts of glazing, horizontal timber cladding and glazed balconies. The application also failed to include a bat survey as part of its submission. The application was concluded and refused for the following reason:
"R1: 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."
4.1 The site lies within an area not designated for development on the Area Plan for the South
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:
on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment"
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 over-riding 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 man-made 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
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Malew Commissioners - no objections (13/05/2021).
5.2 Department of Infrastructure Highway Services - Do not oppose (18/05/2021 and
5.3 Department of Infrastructure Flood Risk Management - no interest (20/05/2021) - 5.4 DEFA Ecosystems Officer - request for bat report 28/05/2021 due to the buildings having potential for roosting bats due to their arrangement and positioning between woodland and semi-
6.1 The application follows from a previously refused scheme for similar tourist conversions, while the principle of that scheme was generally supported given the redundant nature of the existing buildings, their close proximity to South Barrule plantation so as to make best use of rural activities, being close to an arterial route supported by public transport and provided with its own sufficient parking facilities and not being of such a scale as to prejudice the vitality or viability of the nearest centres of Ballasalla or Foxdale , it was the detailed extensions and alterations to the existing buildings where the application failed. The refused scheme sought the unacceptable upwards and outwards extension of the existing traditional outbuildings and the installation of a significant level of glazing, balconies and timber cladding which was considered to be wholly contrary to those strict policies that ultimately seek to protect the original traditional character of the rural buildings in the interest of preserving the Islands unique rural setting. The application was refused on design grounds.
6.2 The principle of the scheme now still remains acceptable, a structural report has been provided for the application which indicates that both buildings are substantially intact and capable of renovation. The design proposals for each building now seeks to retain the original size, scale, form and proportion of the two existing rural buildings and proposes only a small number of new openings within their elevations. External materials are to remain as stone and the roofs as slate. The proposals present a sensitive conversion scheme which best promote and retain the traditional character and appearance of the two buildings in line with the established policies (EP16 and HP11). As indicated in the applicants supporting statement the two buildings plus the larger agricultural building which is to be demolished are now redundant and that their loss "does not reduce the capacity for land management or result in the need for additional replacement farm buildings", the scheme for conversion and the demolition of the larger agricultural barn to facilitate improved views from the two units and provide a courtyard area for parking and rockery will undoubtedly reduce the built development across the site which can only play a positive factor in the wider landscape, minded that such agricultural buildings are often conditioned to ensure their removal should they no longer be required so as to avoid accumulation of redundant structures across the countryside.
6.3 Unlike the 2020 application the current application is now supported by a bat survey which has been carried out by Manx Bat Group. The report concludes that no evidence of previous or current occupation by bats has been revealed and that in they feel the development can proceed without causing a significant harm on bat habitats. This report has been commented on and accepted by DEFA Ecosystems Officer and in this respect it is felt that the application has satisfied the principles of Environment Policy 4. CONCLUSION - 7.1 Compared with the previous refusal, both the principle and the physical works relating to the conversion of the buildings into tourist use are considered to be acceptable.
7.2 The existing buildings have been demonstrated as being structurally capable of renovation and to be provided with suitable highway access, the works to be undertaken to accommodate the
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:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 10.08.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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