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The application site forms the curtilage of Renscault Farm, yard and adjacent field, East Baldwin. The site is accessed via an existing track that follows field boundaries and leads from the B21 road. The farm complex comprises a dwelling and associated stone farm buildings arranged to form a yard adjacent to the dwelling.
The application site is located within an area zoned as Open Space (Agriculture) within the adopted Braddan Local Plan, Planning Circular 6/91.
It is considered that the following policies contained with the Isle of Man Strategic Plan are relevant in the consideration of this application:
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.
And:
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.
The following previous applications are considered relevant in the consideration of this application:
PA 07/00193/B – Creation of new vehicular access and track, Renscault farm, East Baldwin. Approved 15th May 2007.
PA 07/01255/B - Replace existing roller shutter doors on garage / games room with French doors, Renscault farm, East Baldwin. Approved 31st August 2007.
The application proposes the conversion of an existing barn and stable block into three tourist units and replacement of a shed with new detached garage. The barn is of stone construction and is no longer used for agricultural purposes due to its layout. The stable is a more recent addition and is
constructed in concrete clockwork, rendered and with a corrugated sheet roof. The proposal involves the removal of a derelict stone lean to, and the construction of an extension to the stable block, which would be re-roofed as part of the scheme with a natural slate roof. To the front elevation of the barns, 2No. new windows would be created and to the rear, existing openings would be re-used, together with a new door to the rear of the barn, and heritage style roof lights.
A structural survey has been submitted that indicates that the stone buildings are capable of renovation/conversion albeit with new internal timber floors and trusses, purlins and rafters as these require treatment and strengthen.
The application also proposes the replacement of an existing open lean to storage building with a pitched roof triple garage, to be constructed in rendered blockwork with pitched artificial slate roof. At attic level and area is indicated for storage, with access via stairs. This garage would replace the garaging lost as a result of PA 07/01255/B; however, this garaging area was unusable as the existing openings where of insufficient dimension to allow for the parking of vehicles.
In August 2007, Braddan Parish Commissioners advised that they required to undertake a site visit in order to comment on the application. No further comments have been received.
The Department of Transport Highways Division advise that they do not oppose the application and the Disability Access Officer comments on matters which are included within the Building Regulations.
The Isle of Man Fire and Rescue Service make comment in relation to further consultation
The Department of Agriculture, Fisheries and Forestry advise that although there are no records of bats on the site, a survey would be considered appropriate.
The Manx Bat Group concurs with this view.
The occupiers of Ballamodda Farm object to the application on the grounds that the access, which they use to access their fields, is unsuitable for further vehicles associated with tourism. In addition, they make comment in relation to the position of drains and a new septic tank.
The Isle of Man Water Authority recommend consultation.
The application proposes the conversion of existing redundant farm buildings together with a small extension to more recent stables. The conversion of the buildings is considered to be in accordance with the provisions of Environmental Policy 16, with the exception of the small single storey extension proposed. It is however considered with regard to this extension, that given that it would not result in adverse change to the appearance or character of the buildings, this element of the proposal also accords with the policy.
The garage proposed would not be readily visible within the landscape and would result in an overall improvement to the appearance of the farmyard in the removal of the lean-to structure.
With regard to the access to the site, the comments of the objector are noted, however, given that the new access has been approved, it is considered appropriate to recommend that the application be approved, with a condition requiring that the access be in place prior to the taking up of the use.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Accordingly the following parties are not afforded Interested Party Status:
Recommended Decision: Permitted
Date of Recommendation: 02.10.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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 plans and information submitted as part of this application and date stamped 3rd July 2007.
C 3. The proposed accommodation must be available only to bona fide tourists between 1 April and 30 September in any one year and must be let solely on a short term basis with no individual tenancy exceeding 28 days in duration during such period. Outside that period, longer lettings for tourist or residential use will be allowed.
C 4. The roof(s) must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority PRIOR to the commencement of works.
C 5. No development may commence until such time as the access track approved under PA 07/00193/B has been created and is in use. All construction traffic must use this access and access to the tourist units must be via this track thereafter.
Prior to the commencement of the development, the applicant must prepare and submit a detailed report into the possible presence of bats within the building, and if such species, which are protected under the Wildlife Act 1993, are found, a method statement of how they will be dealt with without adversely affecting them or their roosts must also be provided. Such a report must be submitted for consideration and approval by the Planning Authority. The advice of DAFF is strongly recommended in this respect.
N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 2. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
N 3. For a change in the water supply to premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Michael Karran), telephone 695957.
Decision Made : 1987 Committee Meeting Date : 12/10/07
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