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THE APPLICATION IS BEFORE THE PLANNING COMMITTEE FOR DETERMINATION AT THE REQUEST OF THE DEVELOPMENT CONTROL MANAGER.
1.1 The application site is the curtilage of Orrisdale Farm, Orrisdale Road, Ballasalla. The farm has a number of outbuildings along with a detached farmhouse. The farmhouse is situated to the north eastern side of the highway; the majority of the outbuildings are to the south western side.
1.2 There is a two storey stone outbuilding which has recently had approval for conversion to tourist accommodation (PA 13/00446/B); there are a number of other sheds which form part of the existing yard. There is also a more modern agricultural building and a poly tunnel; this is mainly used for housing the lambs. At present there is an existing access situated at the corner of the two storey stone barn, this provides access to the yard area a condition was attached to the previous application for this access to be closed off.
2.1 The application seeks approval for the conversion of the redundant barns which surround the courtyard. There is one long barn which runs parallel to the highway (unit 7) this would be converted to a three bedroom tourist unit, on the opposite side of the yard there are two small outbuildings (unit 4/5), one is in front of the other and the corners of the property are joined. One of these buildings will be converted to a two bedroom tourist unit, the other would provide a communal games room. There is also a single storey barn (unit 6) opposite the two storey converted barn, this would be converted to a one bedroom tourist unit, the rear wall of this unit has been re-built.
2.2 There would be large feature windows and doors installed in the gable end which looks out onto the paddock of units 7 and in both gable ends of unit 5. There would be roof lights installed in the rear roof slope of unit 7. Some additional windows installed in the rear elevation of unit 6. There would be an additional window and door in the rear elevation of unit 4.
2.3 A large modern agricultural building would be removed as part of the application.
3.1 The following previous application is considered to be specifically material in the assessment of the current application:
PA 13/00446/B Conversion of redundant barn to three holiday cottages and creation of new access lane and vehicular entrance - approved
4.1 The application site is within an area zoned as Open Space identified on the Area Plan for the South 2013. Given the nature of the application it is appropriate to consider General Policy 3, Environment Policy 1 and Housing Policy 11 of the Isle of Man Strategic Plan (20th June 2007).
Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) Essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); b) Conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); c) Previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; d) The replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); e) Location-dependant development in connection with the working of minerals or the provision of necessary services; f) Building and engineering operations which are essential for the conduct of agriculture or forestry; g) Development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and h) Buildings or works required for interpretation of the countryside, its wildlife or heritage.
The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an overriding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
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; d) The building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; e) Residential use would not be incompatible with the adjoining established uses or, where appropriate, land-use zonings on the area plan; and f) The building is or can be provided with satisfactory services without unreasonable public expenditure.
Such conversion must:
a) Where practicable and desirable, re-establish the original appearance of the building; and b) Use the same materials as those in the existing building.
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.
5.1 Highways Division do not oppose 5.2 Malew Commissioners do not object on condition that the flats are limited to tourist accommodation only. 5.3 Manx Electricity Authority have expressed an interest.
6.1 The application seeks approval for the conversion of the remaining outbuildings to provide three tourist units and a communal games room. 6.2 There is a presumption against development within the countryside however there are exceptions to this which are set out under General Policy 3. One of these exceptions is part b) which is for conversion of redundant rural buildings. This application therefore falls under this exception. 6.3 There is provision within the Strategic Plan which allows for the conversion of rural buildings to provide residential accommodation provided that it complies with a number of points within Housing Policy 11. Firstly is whether the buildings are redundant. There are a number of modern agricultural buildings on the farm which has meant that these buildings are no longer needed in the day-to-day running of the farm and are therefore redundant. 6.4 The majority of the buildings appear to be fairly stable and a structural survey has been submitted which supports this. Within the survey there is mentioned that the rear elevation of unit 6 had a crack, this has recently collapsed and has been re-built using stonework laid to match the existing buildings. The remaining buildings appear to be intact. 6.5 The buildings which surround the courtyard are attractive and are in a prominent position adjacent to the highway. Whilst they are not registered it is considered that they are an attractive example of traditional Manx stone farm buildings and are of sufficient interest to warrant the re-use of the buildings. 6.6 The buildings are large enough to provide adequate tourist units and there is outdoor amenity space provided within the courtyard area, many of the units have views out over the fields. Given that the yard is now redundant in relation to the farm it is considered that the use of the buildings would be compatible with the adjacent uses to the site. 6.7 The site is adjacent to existing residential properties and therefore can be provided with satisfactory services. 6.8 The proposed conversions would be sympathetic to the existing buildings and they would be largely unaltered. Many of the openings would remain with the addition of some extra windows and doors. The proposed windows and doors would match the already converted barn and would be of a traditional design and appearance. It is considered that the alterations
which are to be carried out would respect the character and appearance of the outbuildings and would not significantly alter the overall appearance of the group of buildings. 6.9 Housing Policy 11 does not allow for the erection of replacement buildings or the rebuilding of ruins. Part of this proposal is for the conversion of one of the units which involves rebuilding the rear wall. Housing Policy 11 requires that the building is substantially intact. Housing Policy 13 which considers rural dwellings which have lost their former habitable status requires that buildings are substantially intact and it then goes on to say "this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained". Given that three walls are still intact and one is rebuilt it is considered that the building is substantially intact in terms of that set out under Housing Policy 13. 6.10 It is considered that the conversion of the outbuildings would make a positive contribution and would complete the courtyard arrangement of buildings. 6.11 There is a replacement access which has recently been constructed which was approved under PA 13/00446/B this would provide an acceptable access to the tourist units. Parking would be provided within the yard. Twelve parking spaces would be provided within the yard, the Highways Division is satisfied with the proposal. 6.12 The site is within an area of countryside which is protected for its own sake. Given that the proposal is to make use of existing buildings and would remove some unattractive modern agricultural buildings it is felt that the application would have a positive impact upon the countryside in general. 6.13 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.1 The local authority, Malew Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. 7.2 The Highways Division of the Department of Infrastructure is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (d), considered an "interested person" and as such should be afforded interested person status. 7.3 The Manx Electricity Authority is not considered to have sufficient interest and therefore should not be afforded interested person status.
Recommended Decision: Permitted
Date of 05.12.2013
Recommendation:
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
The development hereby permitted shall not be carried out except in full accordance with the following plans K/39/3 (C), K/7881/20 and K/7881/21 (A) received on 11th November 2013.
Between 1st March and 1st October in any one year the holiday accommodation hereby approved must be used only for individual lets not exceeding four weeks in duration. Outside this period longer lets to tourists are permissible. For the avoidance of doubt, no approval should hereby be inferred to the use of the new accommodation as one or more separate dwellings.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : .Aggriand.......... Committee Meeting Date : 18/12113
Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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