04/00842/ARefused

25 June 2004 · Planning Committee

Approval in principle for the conversion of existing range of farm buildings to a dwelling, with new driveway and access

Ballagawne Farm, Peel Road, Kirk Michael, Isle Of Man, IM6 1hl

Received23 Apr 2004

Validated29 Apr 2004

Committee18 Jun 2004

Decided25 Jun 2004

2 months

Received23 Apr 2004

Validated29 Apr 2004

Committee18 Jun 2004

Decided25 Jun 2004

2 months

Why was this refused?

Insufficient evidence of building redundancy
Lack of structural survey
Highway safety - inadequate sight lines
New access outside red line
Non-compliance with Circular 3/89
Character and appearance of countryside buildings

The proposal involved converting an attractive group of stone farm outbuildings on the coastal side of the A4 road north of Glen Mooar into one dwelling unit, including a new separate access driveway off the highway.

Refusal Reasons

✗There is in the application insufficient information to demonstrate that the farm buildings are redundant and structurally capable of being converted to residential use without harm to the character and appearance of the buildings. The development is therefore contrary to the policies set out in Planning Circular 3/89 "Renovation of Buildings in the Countryside."
✗In so far as the scheme proposes a new access to the building group, this access falls outside of the red line identifying the site and thus cannot be considered as part of this application. It should be noted however that such a new access is likely to be considered unwarranted and undesirable given that the sightlines that would be achieved would not permit vehicles to emerge safely.

Documents (15)

Officer Report Decision Notice Application Form

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Decision & Reasoning

Refused25 June 2004

The application lacked sufficient information to demonstrate the farm buildings were redundant and structurally capable of conversion to residential use without harming their character and appearance,…

Policies Assessed (1)

3/89

Planning Circular 3/89 Renovation of Buildings in the Countryside

The policy requires evidence that countryside buildings are redundant and structurally suitable for renovation to residential use without harming their character. The officer assessed the application as non-compliant due to missing proof of agricultural redundancy and no structural survey of the building group. Prior informal advice had indicated potential approval if compliant, but submitted information was inadequate.

Public Comments (2)

SupportMichael Commissioners(parish)

NO OBJECTION

ObjectionHighways Division, Department of Transport(statutory consultee)

Consultation Responses

DoT Highways repeatedly objected to the application due to inadequate sight lines at the proposed access onto the A4 secondary route with no speed limit; Michael Commissioners raised no objection.

Key concern: proposed access onto the A4 secondary route with no speed limit does not provide sight lines to permit vehicles to emerge safely

DoT Highways

Objection

Objection: The proposed access onto the A4 secondary route with no speed limit does not provide sight lines to permit vehicles to emerge safely.; To permit DoT Highways to give a favourable response to a later planning application, your architects should incorporate these sight lines.

DoT Highways

Objection

Objection: From the details provided it appears that it is intended to use the existing unimproved access for the proposed substantial dwelling. The access has no sight lines onto A4 secondary road with no speed limit, and vehicles are unable to emerge onto the highway safely.

DoT Highways

Objection

DoT Highways submitted objections on the grounds of unsafe access arrangements; DoT Highways agrees entirely with your concerns

Michael Commissioners

No Objection

NO OBJECTION

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People

Diane Robinson

Case Officer

J G Corlett & Partners

Agent

Key Information

Reference: 04/00842/A
Decision: Refused
Date: 25 June 2004
Parish: Michael
Property: 🏡 Detached
Year: 2004
Type: Approval in Principle
Category: New / Dwelling
Scale: minor

Property Details

Property Type: agricultural
Proposal Type: conversion
Context: rural

Property Planning History (12)

12/01246/BApproved2012

Alterations to barn conversion to provide an attached garage with roof terrace above

10/00107/CApproved2010

Change of use from private farmhouse to tourist accommodation

10/00124/BApproved2010

Conversion of barn to a dwelling

10/00106/CApproved2010

Change of use from residential to tourist accommodation

08/01946/BApproved2008

Conversion of barn to a dwelling

07/00308/BApproved2007

Improvement to farm and out building access and creation of a new vehicular access

07/00309/BApproved2007

Alterations and extensions to existing cottage to provide additional living accommodation

05/02071/BRefused2005

Formation of a new vehicular entrance onto highway off field no 234085 to serve converted farm outbuildings

04/01614/AApproved2004

Approval in principle for the proposed conversion of outbuildings to living accommodation Approval extended for 24 months per delegated minute 3.3, 21/4/06.

04/00842/ARefused2004Viewing

Approval in principle for the conversion of existing range of farm buildings to a dwelling, with new driveway and access

Source & Provenance

Official reference: 04/00842/A
Source authority: Isle of Man Government Planning & Building Control
Source system: Legacy IDOX planning platform
Official record URL: No stable public per-record URL
First indexed: 20 Sept 2025, 21:24
Last synced: 5 Mar 2026, 06:58
Licence: Isle of Man Open Government Licence

Why was this refused?

Insufficient evidence of building redundancy

Lack of structural survey

Highway safety - inadequate sight lines

New access outside red line

Non-compliance with Circular 3/89

Character and appearance of countryside buildings

Refusal Reasons

✗There is in the application insufficient information to demonstrate that the farm buildings are redundant and structurally capable of being converted to residential use without harm to the character and appearance of the buildings. The development is therefore contrary to the policies set out in Planning Circular 3/89 "Renovation of Buildings in the Countryside."
✗In so far as the scheme proposes a new access to the building group, this access falls outside of the red line identifying the site and thus cannot be considered as part of this application. It should be noted however that such a new access is likely to be considered unwarranted and undesirable given that the sightlines that would be achieved would not permit vehicles to emerge safely.

Policies Assessed (1)

3/89

Planning Circular 3/89 Renovation of Buildings in the Countryside

Consultation Responses

DoT Highways repeatedly objected to the application due to inadequate sight lines at the proposed access onto the A4 secondary route with no speed limit; Michael Commissioners raised no objection.

Key concern: proposed access onto the A4 secondary route with no speed limit does not provide sight lines to permit vehicles to emerge safely

DoT Highways

Objection

DoT Highways

Objection

DoT Highways

Objection

DoT Highways submitted objections on the grounds of unsafe access arrangements; DoT Highways agrees entirely with your concerns

Michael Commissioners

No Objection

NO OBJECTION