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The site represents the curtilage of West Craige Farm, St Judes Road, West Craig, Ramsey, which is located on the southern side of St Judes Road. Within this curtilage there consists of a two storey Manx farm house, two barns and a old stone barn which forms part of this application.
The site has been zoned under the Isle of Man Development Plan Order 1982 as being within an area of 'White Land'; the site is neither within a Conservation Area nor within an area zoned as High Landscape Value or Costal Value and Scenic Significance.
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
Reserved matters application for erection of farm dwelling, outbuildings and the creation of a new access and driveway - 08/00313/REM - Fields 124122,124124,124128, Mylechraine, St Judes Road, West Craig, Ramsey - APPROVED
The application seeks approval for an approval in principle for renovation and conversion of barn to tourist accommodation.
Andreas Parish Commissioners:- "No Objection" Highways Division:- "Do not oppose" The Authority has received no private representations objecting to the application.
Due to the location, zoning and the proposed development the following planning policies need consideration:-
Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where:
Such conversion must:
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.
Turning to paragraph (a) of Housing Policy 11, from visiting the site and considering the accompanying photographs, it is apparent that the existing barn is not been used for what it was originally intended for, but more in part, as a general store. It is therefore considered that the building is redundant from its original use and therefore complies with Housing Policy 11.
With regard to paragraph (b) of Housing policy 11, a structural survey has been included with this submission. The conclusions reached by this report state:- "The barn for conversion into residential accommodation does lend itself to conversion and needs remedial works carried out to enhance its current condition such that it can then accommodate the works required to achieve conversion."
The report goes on to state:- "Where possible the existing openings should be employed as openings in the conversion scheme as Manx stonework walls are sometimes difficult to form new openings through without causing extensive removal of adjacent walling."
It is considered at this stage the proposed barn is structural capable of conversion for tourist purposes and therefore complies with planning policy.
With regard to paragraph (c) of Housing policy 11, the existing building is a Manx stone barn which is visible from the St Judes Road. It is considered the building is an attractive building, due to the Manx stone finish and the slate roof finish. Therefore the building does have interest and is considered worthy of retention, therefore complying with Housing Policy 11.
With regard to paragraph (d) of Housing policy 11, this application seeks only an approval in principle and therefore full details of the proposed layout have not been provided. However, the property is substantial in size and it is therefore considered that the property is large enough to provide adequate living accommodation.
Paragraph (e), deals with the potential impact of residential use being incompatible with adjoining established uses. In this case the site is within an existing working farm, and will remain to do so, although likely to a lesser extent. This is due to the fact that the majority of the farm holding is to be located across the road to the new farm which was approved (08/00313/REM) recently. This will result in the majority of farm machinery and associated farm materials being located at the new farm. This has been confirmed by the applicant agent in a letter dated 28th November 2008, who has also stated that field to the south of the application site, may be used for grazing horses which will require little machinery.
Notwithstanding, the recently approved application, which may not occur, it is considered tourist usage within a working farm is not usually and is not considered the tourist use would be incompatible with the existing adjoining established uses.
With regard to paragraph (f) of Housing policy 11, the application is an approval in principle, and therefore no full details have been provided regarding servicing, drainage etc. However, it is considered that, due to the fairly close proximity to the main dwelling house "West Craige Farm", it is fair to presume that the existing services within the site could accommodate the tourist accommodation.
Overall, it is considered the proposal would comply with the relevant strategic polices and accordingly, it is recommend the application for an approval.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Andreas Parish Commissioners Highways Division
Recommended Decision: Permitted
Date of Recommendation: 03.12.2008
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
This approval relates to the approval in principle for renovation and conversion of barn to tourist accommodation as proposed in the submitted documents and drawings 293/1/1, 293/1/2 and 293/1/3 all received on 2nd September 2008.
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.
The avoidance of doubt no permission is hereby given for the rebuild of the barn.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made : Permitted Date : 4.113.108
Signed : Acting Senior Planning Officer
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