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Application No.: 10/00268/C Applicant: Ballacamaish Farms Ltd Proposal: Additional use of existing residential units as tourist accommodation Site Address: Ballacamaish Farm Kiondroghad Road Andreas Isle Of Man IM7 3EJ ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Andreas Parish Commissioners Notes: No objection Consultee : Chief Fire Officer Notes: refused
SITE The site represents the curtilage of Ballacamaish Farm, Kiondroghad Road, which is indicated within the red line on the submitted location plan. The site is located on the south-western side of the Kiondroghad Road.
The site has been zoned under the Isle of Man Development Plan Order 1982 as being within an area of 'white land' not zoned for development; the site is neither within a Conservation Area nor within an area zoned as High Landscape Value or Costal Value and Scenic Significance.
Due to the zoning of the site, and the proposed development, the following Planning Policy is relevant for consideration what determining the application:-
"Business Policy 13: 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." "Business Policy 14: 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 application is considered relevant in the assessment and determination of this application:-
Conversion of existing barn to provide two residential units - 08/00542/B - APPROVED
The application seeks approval for the additional use of existing residential units as tourist accommodation.
Andreas Parish Commissioners have no objection but make the following comment:- "However, I have been directed to draw your attention to a condition of the approval for the residential units, which was that the entrance to the farm with Kiondroghad Road had to be splayed so as to improve visibility at this point and also that the bend in the lane leading to the farm had to be widened to make access to the residential units easier, but to date these improvements have not been carried out."
Highways Division has no objection, but make the following comments:- "The Highways Division did not object to the change of use, however, I have suggested that a further passing place is formed, this will provide a total of 3 inter-visible passing places which is adequate for this lane."
The Chief Fire Officer request that an informative note be attached to any approval decision notice. The Authority has received no private representations objecting to the application.
The previous application gave permission for the conversion of the barn into two residential properties. This application asks for permission for an additional use for tourist accommodation for both properties.
As indicated within the planning policy section of this report Business Policies 13 and 14 are required to be considered.
Business Policy 13 states that generally permission will be granted as along as it can be demonstrated that such use would not compromise the amenities of neighbouring residents.
In this case the only residential property that would be affected by the additional use would be the owners and occupiers of the main Farmhouse within Ballacamaish Farm, which the barns are within. Also in terms of access the lane which serves Ballacamaish Farm and the two residential properties is only used by these properties.
For these reasons it is considered the additionally use would be acceptable and therefore comply with Business Policy 13.
In granting planning permission in the previous application a condition was attached which stated:- "6. Prior to the commencement of any works, there must be submitted to and approved by the Planning Authority a detailed scaled drawing, showing alterations of the existing driveway, which include the widening of the existing driveway from the point of the access onto the Kiondroghad Road and along the driveway for a distance of 6 metres to a width 4.1 metres. Additionally, the area of driveway at which there is a 90 degree bend, is also to be widened to 4.1 meters for a length in each direction from the bend, for a total distance of 6 metres. The approved driveway alterations must be completed before any use is made of the two residential units as such."
After discussions with the applicant it has been confirmed that the existing lane already has a overall width of 4.1 metres. Consequently the applicant has submitted a plan showing such detail and therefore the condition has not been signed off.
Overall, it is considered the proposal would not have an adverse impact upon the nearby residential property, nor would the proposal have a significant visual impact upon the surrounding landscape. Additionally it is considered the proposal would comply with the relevant policies within the Isle of Man Strategic Plan and therefore it is considered the proposal would be appropriate in this location and accordingly, it is recommended the application be approved.
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
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Chief Fire Officer
Recommended Decision: Permitted
Date of Recommendation: 13.05.2010
C 1.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the additional use of existing residential units as tourist accommodation as proposed in the submitted documents and drawings 351-08 and 351-21 all received on 26th February 2010.
C 3. The proposed two residential units/tourist units may be used only in association with the main dwelling house "Ballacamaish Farm" and for purposes ancillary to the use of main dwelling house "Ballacamaish Farm" as a single dwelling.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : Signed : Senior Planning Officer
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