19 April 2006 · Planning Committee
Knockaloe Beg Farmhouse, Knockaloe Beg Lane, Raggatt, Peel, Isle Of Man, IM5 3aq
The site is a traditional farm complex in rural Patrick, designated High Landscape Value, comprising derelict farmhouse, barns, outbuildings, and walled garden. The proposal rebuilds the farmhouse almost identically but 0.8m taller for farm manager occupancy (supported by DAFF), rebuilds a ruined barn section for a 3-b…
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Committee rejected senior officer's refusal recommendation (premature demolition of potentially registrable farmhouse) after site visit, prioritising justified agricultural need (DAFF confirmed 8.15 l…
Planning Circular 1/88 Residential Housing in the Country
Discourages new countryside dwellings unless replacing non-abandoned existing; farmhouse unoccupied 60yrs but rates paid/no other use, so no abandonment per Ballavale appeal precedent; assessed compliant for replacement as no change of use.
Planning Circular 3/88 - New Agricultural Dwellings
Requires functional/essential farm need; DAFF confirmed labour units justify occupancy for security/lambing; sited centrally in yard with existing access.
Planning Circular 3/89 Renovation of Buildings in the Countryside
Permits renovation/reuse of merit buildings but not full rebuilds unless no change of use; partial non-compliance as some rebuilds (farmhouse/barn), but accepted for cumulative complex benefits, structural impossibility, precedent; preference for refurb but rebuild pragmatic.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the alteration to the existing barns and outbuildings and the demolition and reconstruction of the farm house all for use as agricultural worker's accommodation and tourist accommodation all as shown in drawings -01, --02, -03, -04, -05A, -06A, -08, -09, -10 all received on 14th November, 2005 and 12 received on 23rd December, 2005.
Agricultural occupancy
The new farmhouse may be occupied only by persons whose employment or latest employment is or was employed in agriculture in the Island and including also the dependants of such persons as aforesaid.
Windows
All windows in the ground and first floor of the front and sides of the farmhouse (excepting the porches) must be timber framed sliding sashes as shown in the approved plans and retained as such unless otherwise approved in writing by the Planning Authority. The remainder of the windows must be framed in timber and of the appearance shown in the approved plans and retained as such unless otherwise approved in writing by the Planning Authority.
Roofing materials
All new roofing must be in natural dark grey/dark blue slate.
Heritage recording
Prior to the commencement of any works of demolition or of any building operations, the applicant / developer must arrange for the preparation of a photographic survey of the built group to record all features of architectural or historic interest; this survey should be prepared in consultation with the Department's Conservation Officer, and a copy thereof must be supplied to the Department; during the demolition of the farmhouse, the Conservation Officer and Manx National Heritage should be afforded the opportunity, if requested by them, to inspect and record the structure and construction of the building.
Access improvements
Prior to the commencement of any works of demolition or of any building operations, there must be submitted to and approved by the Department a scheme to provide: localised widening of the access lane for a distance of 30m from the main road (the A27); passing places along the access lane between the main road and the site; and a turning head; the approved scheme must be carried out prior to any other works; the Department of Transport (Highways) should be consulted in the preparation of the scheme.
Demolition of derelict shed
The existing building marked "stone shed (derelict)" on Plan 1324/05/12 adjacent to the brick shed at the northern end of the site shall be demolished prior to the occupation of the proposed tourist accommodation. Any usable stone from the shed should be retained on site to be used in the repair of other buildings and walls.
supports agricultural dwelling for 8.15 labour units, security, succession, viable independent holding
sympathetic with policy for high quality self-catering tourist accommodation
no adverse impact
supports farm diversification, tourism need in west, no local opposition
Multiple consultees responded to the planning application for alterations to barns for tourist units and demolition/rebuild of farmhouse at Knockaloe Beg, Patrick; Manx National Heritage raised heritage concerns but later accepted demolition with recording conditions, Highways Di…
Key concern: Inadequate highway access and visibility from Knockaloe Beg Lane onto A27
Manx National Heritage
Conditional No ObjectionFarmhouses of such a date are extremely rare on the Island; The clearance of the site of the farmhouse offers an almost unique opportunity to undertake a trial archaeological excavation; Manx National Heritage will not now be arguing for the retention of the old farmhouse, and welcomes the chance to take part in the recording process
Conditions requested: Buildings to be recorded ahead of demolition and alteration; Trial archaeological excavation of farmhouse footprint; Opportunity for MNH to take part in recording process
Department of Transport Highways Division
ObjectionThe privately owned road Knockaloe Beg Lane is inadequate to serve the needs of the development; Planning Policy Guidance Note 13 visibility splays of 2 metres by 215 metres
Conditions requested: Improve visibility (noted narrowing of A27 assessed but not meeting 130m standard towards Peel); Formation of lay-bys along Knockaloe Beg Lane; Construct turning area at end of lane
DAFF Agricultural Services
SupportThis is an exceptionally large farming unit for the Isle of Man, which appears very well managed and should be financially viable; Residential housing on site would improve this situation; The unit does require the additional residential housing
Water Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority
Conditions requested: Applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
The Planning Committee granted permission (05/92183/B) on 19 April 2006 for demolition and rebuild of the existing farmhouse as an agricultural dwelling, alterations to barns and outbuildings for 2 tourist units, and related works at Knockaloe Beg Farm. The Department of Transport appealed primarily on substandard visibility at the access junction with the A27 and increased traffic. The appellant (Anderson family) argued agricultural need, economic viability of rebuild over renovation, farm diversification benefits, and access improvements. The inspector found the farmhouse met criteria for Registration under PPS 1/01 RB/1, criticising the flawed non-registration process; rejected agricultural need as insufficient; found barn rebuild and brick shed conversion contrary to Circular 3/89 and Draft Strategic Plan policies; accepted access could be safe with improvements but overall proposal harmful to heritage. The inspector recommended refusing permission and issuing a Buildings Preservation Notice.
Precedent Value
Emphasises strict policy adherence to building registration processes before demolition; replacement dwellings in countryside only if use not abandoned and renovation feasible; highlights weight of Draft Strategic Plan changes and need for robust agricultural justification.
