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Application No.: 08/00286/B Applicant: Mr & Mrs B Cain Proposal: Conversion of barn to provide two tourist accommodation units Site Address: - Cronk Moar - Cronk Moar - Dalby - Isle Of Man - IM5 3BW ### Considerations Case Officer: Mr Steve Stanley Photo Taken: - Site Visit: - Expected Decision Level: - Delegation ### Written Representations - Seacliffe Old Castletown Road Ballaveare Braddan - Interest expressed ### Consultations Consultee: Highways Division Notes: - Objection Consultee: Patrick Commissioners Notes: 14.03.08 - No Objection Consultee: IOM Water Authority Notes: Note received Consultee: Tourism And Leisure Division Notes:** Supports proposal
The application site represents the curtilage of Cronk Moar, Dalby, Patrick. Specifically this application relates to an existing stone barn situated to the south of the main dwelling and to the north west of an existing tourist unit which was approved for conversion under planning applications 04/02251/A and 05/01090/B respectively. The site is accessed via a lane leading from the A27.
The application site is located within an area identified as being of High Landscape or coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic
Plan 2007, the following policies are considered relevant in the assessment and determination of this application:
General Policy 3, which states:
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Environmental Policy 16, which states:
"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.
Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document."
Housing Policy 11, which states:
"Conversion of existing rural buildings into dwellings may be permitted, but only where: (a) redundancy for the original use can be established; (b) the building is substantially intact and structurally capable of renovation; (c) the building is of architectural, historic, or social interest;
Such conversion must:
12 May 2008
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.
Business Policy 11, which states:
"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."
Business Policy 12, which states:
"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."
Business Policy 14, which states:
"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."
The following previous planning applications are considered relevant in the assessment and determination of this application:
REPRESENTATIONS
Patrick Parish Commissioners indicate no objection to this application.
The Department of Transport Highways Division object to this application. Their reasons for objecting may be summarised as concerns relating to inadequate visibility splays being available at the existing access to the site.
The Department of Tourism and Leisure supports this application. It is stated that the proposal would comply with their strategy to encourage the development of quality self catering tourist accommodation in the Manx countryside.
The Isle of Man Water Authority attaches a note to any subsequent approval.
12 May 2008
The owner/occupier of Seacliffe, Old Castletown Road, Ballaveare, Braddan has commented on this application indicating no objection to the proposal.
This application seeks approval for the conversion of an existing stone barn to provide two tourist units. The barn is in a good condition with the rear being set into the ground. The proposed development would convert the barn to create two self contained units with bedroom accommodation at ground floor level and kitchen living rooms at first floor level. An internal doorway would allow the two units to be used as one larger unit if required by persons using the facility.
ASSESSMENT
The proposal would comply with part (b) of General Policy 3 as the original use of the barn is redundant and the building is considered to be of architectural, historic, or social value and interest. In terms of Housing Policy 11, the proposed conversion is considered to be acceptable when assessed against the criteria. The front and side elevations would largely utilise existing apertures and although there would be an additional front door opening and two additional windows created, these would not disrupt the existing character of the building to an unacceptable level. The rear elevation would undergo more considerable change with two sets of patio doors being installed and solar panels being mounted on the roof. These alterations and additions would not be to the principal elevation and the form and character of the barn would be largely retained.
In relation to Environmental Policy 16, the proposal would again largely comply with the provisions set out. However, in relation to part (d) of this policy, the comments submitted by the Department of Transport Highways Division would indicate that the proposal would result in unacceptable implications in terms of traffic generation due to the restricted visibility from the access onto the A27. The applicant has submitted an accompanying letter with the application which states that the existing use of part of the main dwelling as tourist accommodation would cease if this application were approved and as such there would be no increase in traffic generation as a result of this proposal. It is considered that whilst this would have some impact on in terms of reducing traffic generated by the site, the introduction of two self contained tourist units would result in a net increase in traffic visiting the site and as such the concerns put forward by the Department of Transport Highways Division are justified.
The proposed development is compliant with policies relating to the conversion of existing rural buildings for tourist use with the exception of the issue relating to highway safety. It is considered that the concerns raised by the Department of Transport Highways Division, the statutory authority on highway safety are justified and in the absence of a proposal which includes adequate improvements to the existing access, it is recommended that this application be refused.
RECOMMENDATION It is recommended that the application be refused. PARTY STATUS
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Accordingly the following parties are not granted Interested Party Status:
12 May 2008
The owner/occupier of Seacliffe, Old Castletown Road, Ballaveare, Braddan
Recommended Decision: Refused
Date of Recommendation: 12.05.2008
R 1 . The existing site access provides inadequate visibility to serve the needs of the proposed development and as such the proposal would be contrary to part (d) of Environmental Policy 16 of the adopted Isle of Man Strategic Plan.
01 . This refusal is without prejudice to a subsequent application which adequately resolves the issue of access to and from the site. It is recommended that the applicant consults with the Department of Transport Highways Division prior to any future application relating to the conversion of the barn.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made : Refused Date :
Signed : M. I. McCauley
Director of Planning and Building Control
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