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Application No.: 18/00307/C Applicant: Miss Margaret Killey Proposal: Additional use of retail area for tourist accommodation within Dalby Community Hub Site Address: St James Chapelry Niarbyl Road Dalby Isle of Man IM5 3BR Case Officer : Miss S E Corlett Photo Taken: 19.04.2018 Site Visit: 19.04.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 31.05.2018 _________________________________________________________________
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Plans/Drawings/Information: This approval relates to the location plan and drawing 02A both received on 22nd March, 2018. _______________________________________________________________
Additional Persons
It is recommended that the following persons should be given Interested Person Status as they are 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 6(4):
The Isle of Man Victorian Society who are a properly constituted body with an interest in Victorian buildings and this building is of acknowledged historical interest. _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is part of St. James' Church situated in the heart of Dalby. The church is used for a variety of community purposes and is known as St. James' Community Hub. The building has a number of floors, the basement, which has its own front entrance on the southern elevation and a second entrance on the northern side, was originally the school master's home when the building was consecrated in 1839 as a church and school. The rooms have always been damp. In 1983 planning approval was granted for it to be used as a craft centre. - 1.2 During recent years work has been undertaken to this area, including tanking and the installation of a wash room and shower along with a small kitchen and a wood burning stove in the main room.
1.1 A small sign has been erected alongside the road which indicates "The Dalby Hub and village exhibition open daily". Access for pedestrians is down a small path to the south of the building and to a door which leads into an open area which currently accommodates a row of kitchen units and a sink, a toilet room, an open area with sofas, chairs and a table with an open fire at one end as well as another small shower room and two rooms which were locked at the time of the site visit. THE PROPOSAL - 2.1 It is proposed to use the smaller room as a community shop with internal works to widen one of the existing doorways and the introduction of internal partitions in the other roof and a new doorway. The current position of the shower will be moved to the next alcove and the main room will continue to house a history exhibition and community space and for the community space to be available as tourist hostel accommodation. They advise that the site is on a number of public footpath routes and within an area where the speed of traffic is restricted to 30 mph. They foresee the accommodation being used by a family of four or four people as a group of friends and they do not foresee that any additional parking will be required. No external changes are proposed.
2.2 An internal lobby is to be created separating the access to the shop from that to the community space and hostel accommodation. PLANNING POLICY - 3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as not for any particular purpose and within a wider area of High Landscape Value and Scenic Significance.
3.2 As such, there is a presumption against development in such areas although this does not specifically prevent changes of use which would not be in conflict with other policies in the plan. The over-riding concern in areas of HLV is the protection of the character of the countryside which is protected for its own sake and that should be of importance in the assessment of the application. St. James' Church has been identified as worthy of consideration for Registration.
3.3 There are policies in the Strategic Plan which provide guidance on the creation of tourist facilities, as follows:
"4.4.4 The development of tourism should be fostered by making appropriate use of the Island's natural attractions, our built heritage and our vintage transport systems. Accordingly:
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."
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:
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." It should be noted that this policy incorrectly refers to the Strategic Plan policy on conversion of buildings to dwellings, not that which refers specifically to tourist accommodation, EP 16.
3.5 Whilst the building is not Registered, its interest is acknowledged and as such, it is useful to be aware of the SP provisions and requirements for buildings which are so protected: Environment Policy 33: "The change of use of Registered Buildings will only be permitted if the proposed use is appropriate and any alterations associated with the change are not detrimental to its character as a building of special architectural or historic interest." PLANNING HISTORY - 4.1 The site has been subject to two applications - one for a church notice board and the other for Perspex covers for the windows, both approved. The applicant advises that there was an earlier application for the operation of a craft centre which appears to have been interpreted as for retail sales, hence the description of the site as including retail. A recent press release stated the following:
"THE DALBY COMMUNITY HUB St James Steering Group have been awarded a grant of £18,121 towards their project, The Dalby Community Hub. The good news was announced at the event "A Slice of Dalby", held on Friday 30th October, to launch the Dalby Church recipe book. The group are to create a shared village enterprise, refurbishing and fitting out two unused rooms in the basement of Dalby Church, to give a community space offering: a not-for-profit community shop which will primarily serve the local community, whilst also giving visitors the opportunity to buy local produce. a multi-purpose community meeting space to include workshop/classroom facilities, games area, community exhibition space and a comfortable seating area."
REPRESENTATIONS
5.1 The Isle of Man Victorian Society whole heartedly support the application, but note that the area for retail has not been specified on the plans (09.04.18).
5.2 Patrick Parish Commissioners have no objection to the application (11.04.18). - 5.3 Department of Infrastructure Highway Services initially sought additional information but upon receipt of this, resolved not to oppose the application (31.05.18).
6.1 The local community have clearly worked together with the church to make the building the focus of the village and to provide community facilities for the benefit of the local residents. It is not clear from the earlier approval that permission has been granted for retail use of the building, however, this is clearly a useful local facility for a neighbourhood which is not within walking distance of a local shop. It is also useful for people passing through the village and will be for those staying in the hostel. It is in direct contrast to the loss of other local facilities such as the Ballacallin Hotel and the Waterfall Hotel and shop in Glen Maye which have been converted or are the subject of redevelopment for residential use.
6.2 The space which has been created is welcoming and comfortable and would be a pleasant place for people to stay with all basic necessary facilities. The layout is flexible enough to permit many different uses of the building without prejudicing the others. CONCLUSION - 7.1 The proposal is supported as it will fund additional sources of income, without changing the building, for a structure of historical and architectural interest and of great importance to the village. The accommodation will be welcome in an interesting and well used area for walkers and where the number of people being accommodated is very limited. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 14.06.2018 Determining officer
Signed : J CHANCE Jennifer Chance Director of Planning and Building Control
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