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Application No.: 21/00538/B Applicant: Mr Roger Smith Proposal: Proposed extension to existing Watchmakers Workshop, together with erection of proposed replacement outbuildings to provide staff/client garaging and client accommodation annexe Site Address: The Workshop Claddagh Farm Sulby Bridge Sulby Isle Of Man IM7 2EZ Principal Planner: Mr Chris Balmer Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 12.08.2021 _________________________________________________________________
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: While the development hereby approved is considered acceptable in this location given the special circumstances of the applicant, this may not be the case in respect of any other future users of the site.
Reason: While the development hereby approved is considered acceptable in this location given the special circumstances of the applicant, this may not be the case in respect of any other future users of the site.
This application has been recommended for approval for the following reason.
Overall, the proposed works are unique to the site and to the IOM as a whole. The fairly unique reasons why the replacement building is required is accepted while the works would have no adverse effect upon the countryside or harm the character and quality of the landscape. Further the proposal would not create any significant increase to the level of traffic generated by the site, and finally it is considered the risk of flooding would not be so high as to warrant a refusal. Accordingly the proposal would comply with Environment Policy 1, 2 & 13, Transport Policy 4 & 7 and Business Policy 1 of the Isle of Man Strategic Plan 2021.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawings reference numbers all received 24.05.2021;
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 these do relate to planning considerations:
Flood Management Division (DOI) Department for Enterprise (DfE)
It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
Minister Cannan (MHK) as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy; are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in
THIS APPLICATION IS BROUGHT BEFORE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT IS RECOMMENDED FOR APPROVAL.
1.0 THE SITE - 1.1 The application site is The Workshop, Claddagh Mill Farm, Sulby, which is situated to the east of Sulby Bridge and Sulby village itself. The site comprises the access road, which extends more than 150m into the centre of the original farm complex, and also former agricultural Manx stone barns arranged in a horseshoe shape and a steel-framed blockwork and steel-framed barn of modern construction which is used as a the main workshop for the watchmaking business which operates from the site. - 1.2 Also within the applicant's control is a house and four fields that were associated with the farm holding when it was in active use. The house, which was built recently following demolition of the previous dwelling, does not have a condition restricting its occupancy to an agricultural worker.
2.0 PLANNING HISTORY - 2.1 The previous planning applications are considered relevant in the determination of this application: - 2.2 Conversion and extensions to existing barns and out buildings to provide a watchmakers workshop - 16/00680/B - APPROVED - 2.3 Conversion of existing barns and outbuildings into a watch makers workshop 14/00623/B - APPROVED. This sought approval for the conversion and linking of all the agricultural buildings for the purposes of a watch-maker's workshop. It is perhaps worth noting the case officer's assessment in respect of this application in full:
2.4 Erection of replacement dwelling - 08/02251/B - APPROVED - 2.5 Erection of an agricultural and storage building - 07/01849/B - APPROVED
3.1 Full planning approval is now sought for the extension to existing Watchmakers Workshop, together with erection of proposed replacement outbuildings to provide staff/client garaging and client accommodation annexe. - 3.2 The extension to the existing "Watchmakers Workshop" includes a single storey extension to the northern elevation which has a width of 8.7m, a depth of 11m and a ridge height of 5.6m. The building would be finished in a dark green metal cladding, similar to what is found to modern agricultural barns. The new building would be internally linked to the existing workshop building and would provide additional machine room space and a plant room. - 3.3 The second part of the application is the demolition of the existing stone outbuildings which form a "U-shape" layout, to the south of the main workshop building. This would be replaced with a new "U-shaped" building with a slightly larger sized footprint. This building would accommodate three double garages and a car workshop, and a client accommodation annexe which is a single one bed room unit with it's of kitchenette and living area. The majority of the building would be single storey and accommodate the above; the exception is a small section above one of the proposed garages which accommodates a "George Daniels Workshop Collection room (currently in the main workshop)" which results in a one and half storey aspect. - 3.4 In support of the works the applicants have stated:
"The existing outbuildings are built of Manx stone, with a mixture of slate and corrugated metal roofing. They have ad hoc alterations such as brick pillars and timber balustrades. They are in generally poor condition, with modern additions being of poor form and detracting from their overall appearance.
They date from the original farm usage of the site. The original farmhouse was demolished in 2010 and the site as a whole is no longer used for farming. Grazing animals in the adjacent fields are tended to by nearby farms.
The buildings consist of a disused cow shed and pig stalls. The more recently constructed section was used for stabling of horses. These buildings are generally in poor condition and are of little use due to their size and form for use by a high end watchmaking workshop. They are incapable of conversion for the proposed use due to their narrow widths and low height.
The outbuilding massing forms a U shape, made up of a number of interconnected buildings, built over a number of years, creating an internal courtyard. They are generally single storey, with some sections being higher storey and a half units.
Currently, staff park in front of the existing barns in full view of visitors coming to site, cluttering the area. High net worth and high profile clients often wish to visit the workshop prior to purchasing or to collect their watches. The existing outlook when they arrive does not convey to them the level of quality they expect. There is nowhere nearby to stay which is of the required standard."
And "The new outbuildings are to house;
Also proposed is an extension to the existing watchmaking workshop. The existing workshop is at full capacity.
With 5 year waiting list, the extension is required to provide additional space for the business to expand to meet increased demand."
3.5 The applicants also confirm that they currently have 13 employees and an average of seven additional cars arriving on site each day. Unfortunately, they state that the parked vehicles tend to dominate the rural setting of the workshop and they hope that we will be able to use the garaging to park the staff cars out of sight. They also indicate that some of the garaging would also be used to store/maintain their own private car.
4.1 The application site is within an area recognised as being an area of 'white land and woodland' not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. The site is within a High Risk Fluvial Flood Zone (i.e. flooding from Sulby River north of site). - 4.2 In terms of the Strategic Plan, it is considered that the following policies are relevant to be considered: - 4.3 Strategic Policy 1 states: "Development should make the best use of resources by:
4.4 Strategic Policy 2 states: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3." - 4.5 Spatial Policy 4 states: "In the remaining villages development should maintain the existing settlement character and should be of an appropriate scale to meet local needs for housing and limited employment opportunities." " …Sulby is listed. "Area Plans will define the development boundaries of such settlements so as to maintain their existing character." - 4.6 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
4.7 Environment Policy 1 states: "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." - 4.8 Environment Policy 2 states: "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:
4.9 Environment Policy 13 states: "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted." - 4.10 Business Policy 1 states: "The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan." - 4.11 Transport Policy 4 states: "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." - 4.12 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7."
5.1 Highway Services of the Department of Infrastructure comment (07.06.2021): "After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking. The proposed double garages are of ample size to count as parking and accommodate storage. Electric vehicle charging points should be considered."
5.2 Lezayre Parish Commissioners made the following comments (): "Original use of this site granted under 16/00680/B was Conversion and extensions to existing barns and outbuildings to provide a watchmakers workshop. Existing use of the site was Agricultural with proposed use as Watchmakers Workshop.
The application now states existing use and proposed use as Residential and Watchmakers Workshop. When did the use change to allow residential use as the applicant describes? This intended use now includes staff client garaging and garage with workshop and client living accommodation.
In the applicants letter included with the application (appendix c) he mentions "extra car storage area for our modern and classic cars. The extra garaging and workshop space will enable me to dry store the cars and maintain them."
What is the relevance of garages and equipment for servicing/repairing vehicles?
Should the "garage workshop" be part of the description? Is this is a further change of use to the site? The members are not against this application, but wish to understand the overall use of the whole site."
With regards to the existing and proposed use of the site, this is fairly simple there is in existence on site a house, (residential), and a Watchmakers Workshop, so that is what we put down as the existing use of the site and as we are not changing the use in the proposals this is what we stated was the proposed use of the site.
The garages are to be used for staff and possible clients of the applicants watchmaking business and the storage and maintenance of the applicants privately owned cars, as explained in the submitted documentation."
Demolishing the existing outbuildings and building on the existing footprint is proposed. Can the applicant confirm exactly by how much there is to be an increase in footprint? This would allow us to assess if there is any loss of floodplain storage or change to flood flow pathways. If change to footprint is substantial we may require the applicant to carry out further assessments.
The submitted Flood Risk Statement mentions the following: In order to manage and reduce the risk the following flood mitigation recommendations should be executed upon the issue of a flood warning; The Flood Management Division wishes to remind the applicant that there are currently no flood warning systems available for the Sulby River."
"We attach below a copy of our drawing number 20 1443/11 which shows a comparison of the footprint of the existing outbuildings, (hatched), over the footprint of the proposed Garage/outbuildings.
As stated in our submitted Flood Risk Statement"The proposals for the workshop extension will be set at the existing finish floor level of 12.900, with the new outbuildings set at 12.450 which is generally 500mm above ground level of the surrounding area and the same floor level as the recently constructed Claddagh Farmhouse (2010), which has never been flooded. Existing foul and surface water drains would be utilised."
As indicated in the above statement the proposed floor level of the replacement garages/outbuildings are to be raised to a level that is approximately 500mm above the existing ground/floor level of the existing outbuildings. This is also set to the same floor level that the recently constructed replacement dwelling, "Claddagh Farm", was requested to be built to, which has never flooded since it was built back in 2010.
We also state in our Flood Risk Statement "In order to manage and reduce the risk the following flood mitigation recommendations should be executed upon the issue of a flood warning;
These barriers would be installed at all doorways of the proposed client accommodation to provide further protection during flooding.
If required we are more than happy to discuss the proposals further with the Flood Risk Management Division and even meet a member on site, if it was felt that this would be beneficial."
5.4 The Chief Executive of the Department for Enterprise (29.06.2021) has written in to support the application to help the business to continue to grow. They indicated Mr Smith (applicant) is an international renowned horologer and manufacturer of bespoke wristwatches and in so doing, a major success story for the IOM. The nature of the business results in an international client base. As part of the process of procurement and manufacture, Mr Smith's clients will visit the workshop at various stages to see the watches from inception through the manufacturing stages, which is an important aspect of the process of purchasing and owning one of Mr Smith's timepieces. The rural location is important in respecting the privacy of some of Mr Smith's high net worth clients and this application reflects the continued success of Mr Smith's horology business in the expansion of the current facilities.
Further, the DoE does not ordinarily comment on the location aspects of and planning application and merely makes comments in support of the economic benefit from supporting the business to grow as planned.
5.5 Minister Cannan (MHK) comments (27.05.2021): "I am pleased as area MHK to support this application which I believe to be appropriate in terms of design but also significant as a further enhancement to the growth and development of this world class business on the Isle of Man."
6.1 The following material planning issues should be considered:
Principle of development
6.2 As outlined within the policy section of this report the site is on land not designated for development. Accordingly, there is a general presumption against any development. However, in this case the two previous planning approvals have established the use of the buildings/site for the purposes of a watchmakers workshop.
6.3 In terms of the principle of the extension of the existing main workshop building there are not concerns. - 6.4 The main issue with the application is the replacement of the existing stone barns with a replacement building of similar footprint, scale and size. Certainly, if the application was seeking to demolition an existing rural building and replaced it for a new dwelling, the Department would resist such development. Further, permission has been granted previously for the conversion of part of the existing barn building to accommodate a display area, kitchen and office area; albeit a third of the overall barn area was not proposed to be converted. These works were not undertaken. Accordingly, there may be concern that the existing building is not being converted, but being replaced which is generally not supported. - 6.5 However, it is accepted that the provision of garaging (for staff/client parking) and client accommodation annexe as proposed would not be realistically be able to be provided within the existing building; given the head heights and narrow widths. Further to create the garage openings the majority of the western wall of the barn would need to be removed. The applicants within their submission and as outlined in paragraph 3.4 of this report; do give sufficient reasoning as to why the proposed accommodation is needed. Concern could be raised of the new client accommodation in that it could be considered tantamount to the creation of a new dwelling in the countryside which is generally unacceptable. However, the unique reasons why the accommodation is required; the size and its central location within the site, which would make it difficult to be used separately from the business; all given the Department comfort that the unit would be used only for clients of the business and for no tourist or permanent accommodation. Conditions should be attached to any approval which limits the use of the garaging and the client accommodation to the business and for no other purposes. Accordingly; it is considered in this unique case, the principles of the works are acceptable. Potential impact upon the character/appearance of countryside - 6.6 Given the sites location any development must not adversely affect the countryside (EP1) and further must not harm the character and quality of the landscape and if it does the location for the development is essential (EP2). - 6.7 In this case the site is setback a considerable distance from the public highway (Sulby Bridge) and the currently workshop building and existing barns are not apparent from these distant public views, with perhaps only fleeting views of the southern gable end of the existing barn. The building which is most apparent (albeit not highly prominent) is the main dwelling house. - 6.8 The works to the existing workshop building are acceptable and in keeping with the existing building. They will not be apparent to any public views, albeit it proportions, form, scale, size and finish are all appropriate.
6.9 The new replacement building is traditional in form and proportion including traditional laid Manx stone taken from the existing demolished building. Further sections of the walls would be finished in natural timber cladding (cedar or larch) while the roof would be finished in a more modern material dark grey standing steam metal roof, to match the existing workshop roof. - 6.10 Overall, given the proposed building would be similar to the size and scale of the existing barns, materials used are appropriate and of high quality and given the limited public views of the site; it is considered the proposal would not adversely affect the countryside or harm the character and quality of the landscape and therefore comply with EP1 and Ep2 of the IOMSP. Highway issues - 6.11 Highway Services have considered the application and have raised no objection. The proposal would provide additional parking and would not significant increase the level of traffic generated by the site currently. Accordingly, it is considered the application complies with TP4 & 7 of the IOMSP. Flooding issues - 6.12 The site is within an area of risk of flooding as per the comments of the Flood Management Division (DOI). However, the test is whether the development would result in an unacceptable risk from flooding, either on or off-site (EP13). It is noted that the concerns relates around the client accommodation rather than the non-residential uses on the site. The applicants have responded to the initial comments (paragraph 5.3.1). They have advised that the finished floor level is 500mm above the existing ground/floor level of the existing outbuildings. This is also set to the same floor level that the recently constructed replacement dwelling, "Claddagh Farm", was requested to be built to. Further they propose to put in place flood barriers to all external doors and low level windows/ openings. A condition can be attached for further details to be provided. It is considered given the client accommodation proposed is unlikely to be used as regularly as tourist/permanent accommodation; flood defences in place; proposed floor levels and as the applicant lives close adjacent to the accommodation (Claddagh Farm) and potentially will be on hand/call someone to fix the flood defences in place; it is considered the risk of flooding is low. - 6.13 The footprint of the replacement barn building is very similar to the existing and the extension to the existing workshop is modest in footprint; accordingly, it is not considered there would be any significant loss of floodplain. - 6.14 Overall, while the client accommodation is an additional risk to on site flooding (i.e. introducing living accommodation in a flood area); in this unique case it is considered the risk is low and therefore the proposal would comply with EP13 of the IOMSP.
7.1 Overall, the proposed works are unique to the site and to the IOM as a whole. The fairly unique reasons why the replacement building is required is accepted while the works would have no adverse effect upon the countryside or harm the character and quality of the landscape. Further the proposal would not significant increase the level of traffic generated by the site and finally it is considered the risk of flooding would not be so high to warrant a refusal. Accordingly the proposal would comply with Environment Policy 1, 2 & 13, Transport Policy 4 & 7 and Business Policy 1 of the Isle of Man Strategic Plan 2021. The application is recommended for an 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:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : …Permitted……….... Committee Meeting Date:…23.08.2021
Signed :………C BALMER ……….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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