8 May 2009 · Senior Planning Officer (delegated authority under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Ard Na Mara House, Quines Hill, Port Soderick, Isle Of Man, IM4 1ba
This was a reserved matters application following an approval in principle (granted on appeal in 2007) for converting part of redundant farm barns into four holiday cottages in open countryside near Port Soderick. The site includes dilapidated stone and brick barns behind a farmhouse, surrounded by mature trees.
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The principle of development was established by the prior approval in principle (06/00964/B, upheld on appeal), so the officer focused on reserved matters of design, external appearance, internal layo…
General Policy 3
Permits development outside zoned areas for conversion of redundant rural buildings of architectural/historic/social value (cross-ref Housing Policy 11). Officer confirmed principle established via prior approval, with this reserved matters application addressing required details.
Strategic Policy 8
Permits tourist development using existing built fabric where no adverse impacts on environment, agriculture, or highways, enabling enjoyment of attractions. Proposal used redundant barns without such harms.
Housing Policy 11
Sets strict criteria for rural building conversions to dwellings: redundancy, structural capacity, interest value, suitable size, compatibility, services, and original appearance/materials. Officer found extensions modest/subordinate, in keeping with character, scale similar to existing.
Business Policy 11
Tourism development must meet sustainable objectives and countryside protections; cross-ref Environment Policy 16 for rural buildings. Officer noted compliance where existing rural buildings used for tourist purposes.
Business Policy 12
Generally permits redundant countryside building conversions to tourist use if complying with Housing Policy 11 criteria (para 8.10). Directly applied to this holiday cottage scheme.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.s M / 386 / 1, M / 386 / 2, M / 386 / 3,06 / 1002 / 1 and 06/1002/4 date stamped the 6th March 2009.
Holiday let restrictions
Between the 1st March and 1st October in any one year the holiday accommodation hereby approved must only be used for individual lets, not exceeding four weeks in duration, to bona fide tourists. Outside of this period longer lets to bona fide tourists are permissible.
Do not oppose
Interest expressed; fully supports as in sympathy with policy to encourage quality self-catering tourist accommodation; impacts positively on tourist economy
Tourism Department fully supports the application for conversion of barns into holiday cottages, while Highways Division does not oppose it.
Department of Tourism & Leisure
SupportThe proposal is in sympathy with the Department of Tourist policy to encourage quality self catering tourist accommodation.; Quality and Services at the Department of Tourism & Leisure fully supports the above planning application.
Highways Division
No ObjectionDo not oppose
The original application (09/00385/REM) for reserved matters to convert redundant barns into four holiday cottages was refused, though specific refusal reasons are not detailed beyond structural and countryside character concerns implied in the appeal. The appellant argued structural soundness, group value with the farmhouse, tourism support, and policy compliance under Circular 3/89. The inspector found the buildings structurally capable of conversion but lacking beneficial contribution to countryside character or heritage merit, recommending dismissal. The Planning Authority contested structural suitability and countryside benefits. The Minister disagreed with the inspector on heritage and group value, supported by emerging tourism policies, and allowed the appeal with approval in principle, subject to accurate plans, 4-year life, and parking conditions.
Precedent Value
Demonstrates ministerial override possible where inspector accepts structure but rejects heritage; future applicants should provide robust engineering reports and emphasise tourism/group benefits in rural settings, even for ordinary buildings.
Inspector: David Ward BSc(Hons) CEng MICE FIHT
