1.1 The building in question is currently a two storey building with stables to the ground floor and storage above. It adjoins an existing stable block which is single storey. It was granted planning permission April 2005 05/00029/B.
1.2 The stables are used purely by the applicant and not as any business venture.
1.3 The stables are to the North of the main dwelling and access is via the main gated driveway.
1.4 The building is finished with a mixture of painted render, Manx stone and red brick. The roof is finished with dark slate to match the other buildings to the site.
1.5 The building as mentioned above is currently a stable and storage above. There is currently nothing to the upper storage area and this is unlikely to change as the amount of horses the applicant owns has reduced.
1.6 The building has been used in it's current state for multiple years since it's erection following planning approval in 2005.
1.7 There is a large outdoor amenity space which would be shared with shared with the main dwelling. The site extends to approximately 7 acres and has enough space to create suitable amenity for the proposal.
2.0 Proposal
2.1 Full planning approval is sought for the change of use of the existing upper floor storage area to one tourist/residential accommodation.
2.2 There would be no external alterations.
2.3 Internally, there would be a large open plan living area, bedroom and bathroom. Access to the upper floor is via either the external gable staircase or the internal staircase located privately between the stables and store to the ground floor.
2.4 Amenity space will be situated to the front and rear of the building. The entire site extends to approximately 7 acres and as such there is ample space to create amenity for the proposed unit without negatively impacting the existing dwelling or the ongoing use of the stables.
2.5 The dwelling would be used primarily as tourist accommodation and secondly by the family of the client in a residential form. Key Policies for the Proposal
Below are the key Strategic Planning Policies that have been reviewed and taken into consideration during the creation of this proposal.
General 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:
(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(1) 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-dependent 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.
Strategic Policy 1: "Development should make the best use of resources by:
(a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials;
(b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; and
(c) being located so as to utilise existing and planned infrastructure, facilities and services." Housing Policy 11:
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 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.
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:
a) it is demonstrated that the building is no longer required for its original purpose and where the building is substantially intact and structurally capable of renovation;
b) the reuse of the building will result in the preservation of fabric which is of historic, architectural, or social interest or is otherwise of visual attraction;
c) it is demonstrated that the building could accommodate the new use without requiring extension or adverse change to appearance or character;
d) there would not be unacceptable implications in terms of traffic generation;
a) conversion does not lead to dispersal of activity on such a scale as to prejudice the vitality and viability of existing town and village services; and
f) the use of existing buildings involves significant levels of redevelopment to accommodate the new use, the benefits secured by the proposal in terms of impact on the environment and the rural economy shall outweigh the continued impact of retaining the existing buildings on site.
Proposals to convert rural buildings to residential accommodation will be considered along with the advice given at Section 8.10 of this document.
Business Policy 11:
Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted.
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.
3.0 Amenity
3.1 There is ample outdoor amenity space to Ballayonaigue. Whilst not currently shown, an area would be given to both the front and rear of the stable block for sole use by the upper floor unit. This would easily be created without impacting each way on the use of the stable block by the applicant and horses.
3.2 A refuse store area would be created to the bottom of the external access staircase to the upper unit. These bins could then be moved down to the start of the driveway where the refuse is picked up.
3.3 Views out from this amenity area both to front and rear would be very pleasing taking in distance views to the sea and Point of Ayre.
4.0 Parking
4.1 There exists graveled vehicular access all the way up to and through the application building. This is in place for the use of horses and any necessary vehicles in the stable block.
4.2 One parking space would be required for the one bedroom unit and this could be comfortably created to the front of the building without having any negative impact on the current and continued use.
4.2 The access up from the highway is via a large driveway which loops around the main dwelling. This would be utilised by anyone using the proposed unit. It would not have a negative impact on the applicants who live in the main dwelling as the majority of living space to the main dwelling is down the far end away from the drive and also due to their current active use of the site with horses.
4.3 Due to using the existing vehicular entrance, no negative impact would be put upon the surroundings or neighbours.
5.0 Overlooking
5.1 No additional windows will be inserted into the building. The closest point to the main dwelling is approximately 24 metres and the nearest to any neighbour is approximately 390 metres right over the fields. The proposal would have no negative impact on the neighbours' living conditions.
6.0 Outlook
6.1 Internally the upper proposed floor will have a good amount of ambient light coming in from the existing 13 windows. As per the
point mentioned in the amenties section, views out from this proposal to front and rear would be very pleasing taking in distance views to the sea and Point of Ayre.
7.0 Housing Policy 11 points met
7.1 It is felt that housing policy 11 is the most important policy that needs to be met for this proposal.
7.2 (a) redundancy for the original use can be established; Due to the applicant having less horses than previous the upper floor storage area is not being utilised. They have no plan to increase horses owned which would require storage for hay etc. The applicant also gained approval in 2005 for a new horse trailer garage with loft storage area. This is more than adequate for storage requirements now.
7.3 (b) the building is substantially intact and structurally capable of renovation;
The building is structurally sounds and is made up of block on flat walls to the ground level due to the strength for horses and then block cavity walls above. This as per approval was constructed after approval given in 2005.
7.4 (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;
The upper floor is approximately 130m2 internally and can comfortably house a tourist/residential dwelling.
7.5 (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan;
The proposed residential/tourism use would not be incompatible with the current site use. Along with the existing main residential dwelling, there is also a small detached unit which is for holiday/ancillary accommodation on the site. This gained approval in 2003.
7.6 (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.
No public expenditure required. All services already exist on site and in close proximity to the proposed area.
7.7 No external alterations to the building are proposed which would
impact the aesthetics of both the building and the surroundings.
8.0 Tourist accommodation
8.1 The property would due to being a one bedroom unit would only be rented out to one set of guests at a time. This would generally be a couple or a small family who could utilise a sofa bed..
8.2 Parking would not be an issue as outlined in part 4.0 of this statement as one vehicular space would be available to the front of the unit.
8.3 Bride and the North of the island in general is a great location but still rather untapped for tourists when thinking of the entire island. The Ayres Nature Reserve is mere minutes away along with Ramsey town centre which is starting to see good regeneration into a town that can compete with the other towns of the island. The island is having an ever increasing list of attractions and events being held which always need accommodation. For example, The End 2 End mountain bike challenge and Manx End 2 End walk challenge both start off at the Point of Ayre and both see numerous people come over to compete.
8.4 Amenities of neighbours would not be affected by tourism use. Generally any tourists will be out for a large proportion of the day, similar to somebody being at their workplace all day. Evening wise would see tourists utilising the dwelling less than a full time occupant due to visiting sites, eating out and visiting friends and family. In any event the neighbours in question are few and far between in this remote location.
8.5 The dwelling will be upgraded internally with high quality materials and methods all of which will easily meet current building regulation standards. This will completely minimise any noise pollution to the surroundings.
11.0 Past applications to the site
11.1 There has multiple application on the site over the years as per below:
Conclusions
It should be considered that the proposal can be viewed favourably when assessed against each of the key criteria. Provisions have been made from the Development Plan with strong regard for Strategic Plan Policies:
- General Policy 3
- Housing Policy 11
Application Number
Details
Local Authority
Date
02/00282/B
Alterations and extensions to dwelling and alterations to driveway Ballayonaigue Lambhill Bride Ramsey IM7 4BL
BRIDE
10 May 2002
02/00534/B
Demolition and rebuilding of outbuilding to create holiday/ancillary accommodation Ballayonaigue Lambhill Bride Ramsey IM7 4BL
BRIDE
13 Jun 2002
02/01292/B
Alterations and extensions to dwelling and alterations to driveway Ballayonaigue Lambhill Bride Ramsey IM7 4BL
BRIDE
26 Sep 2002
02/02533/B
Conversion and extension of outbuilding to provide holiday/ ancillary living accommodation Ballayonaigue Lambhill Bride Ramsey IM7 4BL
BRIDE
20 Mar 2003
03/01177/B
Alterations and extensions to dwelling and alterations to driveway Ballayonaigue Lambhill Bride Ramsey IM7 4BL
BRIDE
27 Aug 2003
04/01050/B
Re- positioning of approved french doors and erection of a conservatory on rear elevation Ballayonaigue Lambhill Bride Ramsey IM7 4BL
BRIDE
28 May 2004
05/00029/B
Erection of an additional two storey stable block with storage space above Ballayonaigue Lambhill Bride Ramsey IM7 4BL
BRIDE
14 Jan 2005
05/00030/B
Creation of Horse trailer garage with loft room storage and creation of covered tractor parking area Ballayonaigue Lambhill Bride Ramsey IM7 4BL
BRIDE
14 Jan 2005
98/01152/B
Erection of additional stables, Ballayonaigue Farm, Lambhill, Bride. Ballayonaigue Lambhill Bride Isle Of Man IM7 4BL
BRIDE
25 Sep 1998
98/02303/B
Erection of additional stables and storage, Ballayonaigue Farm, Lambhill, Bride. Ballayonaigue Lambhill Bride Isle Of Man IM7 4BL
BRIDE
1 Apr 1999
New Search
- Strategic Plan 1
- Environment Policy 16
- Business Policy 11
- Business Policy 12
It is felt that the proposal complies with the Policies outlined above and would be a new addition to the ever flourishing tourism market on the Isle of Man.
.
.
Copyright in submitted documents remains with their authors. Request removal
