22 June 2021 · Planning Committee
Ballayonaige, Lambhill, Bride, Isle Of Man, IM7 4bl
The proposal involves converting the open-plan upper floor of an existing two-storey stables building, approved in 2005, into a one-bedroom self-contained unit with open-plan kitchen, dining, living area, utility, bathroom, and bedroom, while the ground floor remains as horse stables.
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The officer concluded the change of use of the upper floor from storage to tourist/residential is an appropriate form of development that does not harm the wider countryside, complying with Environmen…
General Policy 3
Permits development outside zoned areas for conversion of redundant rural buildings of architectural, historical, or social value (referencing Housing Policy 11). Officer applied this to allow the upper floor reuse as the building is within residential curtilage and redundant storage justified conversion without zoning conflict.
Strategic Policy 8
Permits tourist development using existing built fabric where it does not adversely affect environmental, agricultural, or highway interests. Assessed as compliant due to no external changes, minimal traffic, and support for rural tourism.
Environment Policy 16
Allows reuse of rural buildings for tourist/small-scale use if redundant, structurally sound, preserves fabric of interest, no extension/adverse change, acceptable traffic, and no dispersal harming settlements. Met as upper floor dormant, internal works only, retains stables character below, low traffic impact.
Housing Policy 11
Permits rural building conversions to dwellings if redundant, intact, of interest, suitable size, compatible uses, satisfactory services; must re-establish original appearance. Partial as building modern (not historic), but balanced with ongoing ground floor stables use and no external changes; applied via Business Policies to tourist use.
Business Policy 11
Requires tourism to comply with countryside protection and EP16. Officer confirmed compliance through policy cross-references.
Business Policy 12
Generally permits conversion of redundant rural buildings to tourist use if complying with HP11. Supported redundancy finding and policy tests.
Business Policy 14
Permits rural tourism like self-catering in barn conversions if complying with GP3, BP11/12. Encourages quality units making use of rural activities.
Environment Policy 1
Protects countryside character. No harm as no external alterations and contained within farm curtilage.
Environment Policy 2
Preserves landscape quality. Proposal retains existing fabric, no visual detriment.
Housing Policy 16
Mentioned in decision; supports appropriate rural housing/tourist conversions.
Transport Policy 4
Requires highways to accommodate generated traffic safely. Highways no objection confirmed compliance.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Use restriction
The development hereby approved shall not be used or occupied other than for the purpose of either ancillary residential accommodation to the main dwelling at Ballayonaigue Farm or as short-let holiday accommodation and shall not be used as a separate dwelling. If occupied as holiday accommodation, the accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year. Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of an unjustified separate dwelling in the countryside.
Ground floor exclusion
No approval is given for the use of the ground floor for either residential or tourist purposes. Reason: For the avoidance of doubt.
no objection
No Flood Risk Management Interest
DOI Highways Division does not oppose the application, finding no significant negative impact on highway safety, network efficiency, or parking, and suggests considering bicycle parking and EV charging points. DOI Flood Risk Management Division has no Flood Risk Management interest.
Department of Infrastructure (DOI) Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; Do not oppose
Conditions requested: Bicycle parking and electric vehicle charging points should be considered
Department of Infrastructure (DOI) Flood Risk Management Division
No CommentNFRMI; No Flood Risk Management interest
