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Application No.: 15/00976/B Applicant: Mr & Mrs Allen Corlett Proposal: Variation of condition 2 of approved conversion of redundant barns into three dwellings (PA 13/007330/B) to allow additional use of units as tourist accommodation Site Address: Barns Ballacross Farm Poortown Road Peel Isle Of Man Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site is a part of Ballacross Farm, a holding situated on the eastern edge of Peel, some 500m from the nearest residential development in the town. The farm has at its centre a small group of farm buildings - a farmhouse that is a new structure built to replace an older property on the site (see Planning History) and an L-shaped collection of older farm buildings that lie to the west of and close to the new farmhouse. All are situated at the end of a 320m-long driveway, but it is the L-shaped collection of buildings that are the subject of this application. - 1.2 The buildings in question are single storey apart from a section in the centre that is taller, with the eaves level of this building being the same height as the ridge of the building alongside. Another single storey structure lies to the south of the taller building. The taller section is roofed in natural slate, the remainder of the buildings in sheeting. There is a small brick section on the northern run of buildings. The detached building to the south of the taller building has an asymmetrical roof structure that does not appear to be original to the building. The taller building has three rows of brick-width gaps in the top of the gable, which are possibly dovecotes. All the buildings are constructed of Peel sandstone, some of which have been lime-washed and patched. There are some small areas of interesting and attractive brick surrounds to door openings.
2.0 PLANNING HISTORY - 2.1 Planning approval was granted for the redevelopment of the former farmhouse under PAs 99/02222/B, 00/00584/B and 00/02381/B. Planning approval was refused (at appeal) for the erection of a new dwelling under PA 08/00912/A. - 2.2 Of more direct relevance, however, is the 2013 approval (PA 13/00730/B) granted for the conversion of the L-shaped collection of buildings into three independent dwellings. The case officer described the proposal at length as follows:
"Proposed is the conversion of the buildings to form three dwellings. The application is accompanied by a report from a Structural Engineer (Burroughs Stewart). The report states that the results are based upon a visual inspection only and do not comment on any possibility of asbestos, timber rot
or infestation and no parts of the structures were exposed. The report indicates that the buildings were redundant on their visit but in the past had been used for agricultural purposes. The buildings are described as "intact on all elevations and were roofed" and that the buildings do not appear to have been regularly maintained and require work to make them habitable and compliant with current Building Regulations. There was evidence of some dampness evident on the walls and some purlin ends. They describe the walls as mainly random Manx stone with a lime based mortar. Some of the buildings are brick built - possibly Peel sandstone brick. They describe some areas of missing pointing or deteriorated stonework. The buildings are describes as being "substantially intact" with there being at least three of the walls standing up to eaves level and structurally capable of being retained and are considered to be suitable for conversion to dwellings. They recommend the replacement of non original brickwork and the removal of the store attached to the southernmost building and the block kennels attached to the easternmost building.
"No reference is made to any bowing, cracking or subsidence. Although photograph 4 shows a significant crack at the bottom end of the structure where more modern brickwork has been added to a Manx stone structure. They recommend replacing the brickwork with stone. They draw attention to the rear of the tallest barn, suggesting that the architect has included provision for buttressing and the repair of the wall. They also draw attention to the gable of this building, indicating that repair is necessary.
"The plans show the work referred to in the Structural Engineer's report - the rebuilding in stone of the southern gable of the southernmost building, the removal of the store and kennels. The conversion proposes to introduce a new window in the northern elevation of the structure but otherwise this elevation will remain intact and the removed kennels will provide a patio area. The apertures on the southern side of this building will remain unchanged. This building will form a two bedroomed dwelling. Two parking spaces are shown alongside separated from the main dwelling by a new rendered 1100mm high wall.
"The tallest building would accommodate two floors of accommodation and provide three bedrooms. This will have a large section of the northern gable, which was described as requiring repair, removed and a new large section of glazing installed, below the dove cotes which will be retained. A new element is to be added in the form of an extension 4.8m by 6m and with a ridge level which is mid way between the height of the single storey buildings and that of the tall building to which it will be attached. The extension will be part stonework, part timber boarding with sections of glazing. The front elevation is to remain as is.
"The southern building is to have its southern gable rebuilt in stone and a new pitched roof added with a chimney in the southern gable. One new aperture is to be added to the rear, western elevation and one on the front, following the removal of the store annex. This is to be linked to the taller building which will provide a bedroom in its southern part. The link will be a slated roofed glazed fronted element.
"Four car parking spaces are to be provided in front of the two units to the south of the block, interspersed by planting.
"A new biodisc waste water treatment facility is to be provided with soakaways to the west of the buildings. The ground level to the rear of the northern buildings is to be reduced by 0.5m.
"The applicant has provided additional information regarding access. This demonstrates that the current access provides visibility of 2.4m by 120m in both directions at the entrance. The proposal now also includes the widening of the driveway at the entrance to 4.1m for the first 6m of access which will allow for two vehicles to pass each other should one vehicle be trying to enter the lane when another is trying to get out. It also illustrates that passing places are already available at existing farm gateways along the lane."
2.3 The case officer's assessment ran in full as follows:
"The buildings, whilst not publicly visible are interesting and attractive and their continued deterioration will not enhance the residential amenities of the main house. Their conversion to residential accommodation can be achieved with no detrimental changes to the buildings and only modest changes thereto, in some cases enhancing the existing fabric.
"It is considered that the proposed works comply with the provisions of Housing Policy 11 and the applicant has demonstrated that the access to the properties is safe and convenient for existing and future users of the site.
"As such, the application is recommended for approval."
2.4 Dwelling 3 is nearing completion, while Building Control approval has been issued for Dwelling 2. The agent confirms that Building Control approval will be sought soon for the final dwelling on the site.
3.0 THE PROPOSAL - 3.1 Proposed now is the additional use of the converted buildings as tourist accommodation. The submitted application form has ticked boxes indicating that approval is sought for both a change of use and also a variation of condition. In view of the work undertaken to date, it is considered that the application can be treated as one seeking Variation of Condition, which, if approved, would enable the dwellings to also be used as tourist acommodation. - 3.2 The submitted drawings are identical to those of the 2013 application (even referring to the units as "dwellings"), although no structural survey has been submitted. In view of the progress of work at present this survey is not considered needed for the assessment of the current proposal.
4.0 PLANNING STATUS AND POLICY - 4.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Woodland and an Area of High Landscape or Coastal Value and Scenic Significance. - 4.2 As such, there is a general presumption against development as set out in Environment Policies 1 and 2 and General Policy 3 of the Strategic Plan. - 4.3 There is, however, provision for the re-use and conversion of existing buildings of interest to dwellings in Housing Policy 11 and also to tourist accommodation in Environment Policy 16 and Business Policy 12. The former policy states in full: "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 building of similar, or even identical form.
"Further extension of converted buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
4.4 Environment Policy 16 states in full: "The use of existing rural buildings for new purposes such as tourist, or small-scale industrial/commercial use may be permitted where:
"Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document."
Paragraph 8.10 of the Strategic Plan outlines Housing Policy 11 and its supporting text.
4.5 Business Policy 12 reads in full: "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." - 4.6 Business Policy 13 states: "Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents."
5.0 REPRESENTATIONS - 5.1 The Highways Division of the Department of Infrastructure offered no objection to the proposal on 27/08/2015. - 5.2 The Department of Economic Development have written a letter, received 28/08/2015, outlining their support for the proposal, which "is in sympathy with the Department's policy to encourage quality tourist accommodation". They also note the high quality of the finish of the completed unit.
6.0 ASSESSMENT - 6.1 There does not seem to be any reason to come to a different conclusion to that of 2013. The proposal will ensure the retention of buildings of historic interest, albeit buildings not readily visible from public viewpoints. There will be no physical alterations to those approved in 2013 and there have been no change in circumstances that indicate a different approach to the assessment of the current proposal should be taken, and so it is concluded that the proposal is in line with Housing Policy 11.
6.2 Environment Policy 16 sets out similar tests to those of Housing Policy 11. In view of the positive view of the proposal relative to HP11 as set out above, the proposal is considered to be similarly acceptable when considered against EP16. - 6.3 There are sometimes concerns about the use of residential dwellings as tourist units. However, these concerns generally only apply to circumstances where there are established residential uses surrounding the proposed tourist accommodation - usually, in short, where a single flat in an apartment block is proposed for tourist use as additional to the established residential use. - 6.4 In this case, however, only one of the units is complete and that is not yet occupied. Any person moving into the area would as a consequence, if the current proposal is approved, have an appreciation of the existence of the potential for the units to be used for tourist accommodation. This, in itself, is considered sufficient to demonstrate that the use proposed here would not compromise the amenities of neighbouring residents, as required by Business Policy 13.
7.0 RECOMMENDATION - 7.1 It is recommended that the application be approved subject to conditions. A condition is required to clarify the details of the approval, as touched upon in paragraph 3.1 above. - 7.2 A condition limiting the number of days for which the unit could be occupied for tourist accommodation was considered. However, in view of the stage of the redevelopment of the site and for the reasons as discussed in 6.4 above, it was considered that such a condition would in this case probably not be necessary or even appropriate to apply.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation: 23.09.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
Reason: For the avoidance of doubt and to ensure that the approval notice hereby issued enables both of the approved uses to be undertaken.
The approval hereby issued relates to the following plans, all date-stamped as having been received 24th August 2015: 11 865 1L, 11 865 1V, 11 865 1S, 11 865 2, 11 865 3, 11 865 4 Rev A, 11 865 5 and 11 865 6.
I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer. Decision Made : Permitted Date: 30.09.2015 Determining officer Signed :…………C BALMER……….. Chris Balmer Senior Planning Officer
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