9 February 2007 · Director of Planning and Building Control (M. I. McCauley)
The Grange, Ramsey Road, Knocksharry, Peel, Isle Of Man, IM5 2af
The proposal involved converting two redundant stone agricultural buildings (storage and animal housing) at Knocksharry Farm into one dwelling, linking them with a single-storey pitched roof stone and slate structure, adding a two-storey staircase, replacing bull pens, and adding windows including a large two-storey op…
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The officer assessed the proposal against Planning Circular 3/89, noting that unlike the refused PA 00/01817 (which sought two dwellings and was rejected for non-redundancy, suburban appearance, and e…
Planning Circular 3/89 Renovation of Buildings in the Countryside
Requires demonstration of building redundancy, minimal sympathetic extensions only for essential facilities matching design/materials, and character preservation. Officer found buildings now redundant after farm relocation east of A4; extensions appropriate in scale despite not modest, with matching stone/slate and retained openings; large windows acceptable as they provide lighting without roof lights or suburban proliferation seen in prior refusal.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing numbers 5C966/C/10-01; 02; 03 and 04 and SC966/C/12-01; 02 and supporting statement, submitted as part of this application and date stamped 5th October 2006.
Roof materials
The roof(s) must be finished in dark natural slate.
Stonework materials
The exterior stonework must be of a traditional nature. NOTE: Split stone on a backing render is not acceptable as an external finish.
Retain existing stonework
All existing stonework must be retained as such and must not be rendered, painted or similarly treated.
Define curtilage
The residential curtilage is defined as the area within the red line, as indicated on Drawing Number SC966/P/10-02.
No replacement doors/windows/roof lights
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no external doors, roof lights or windows shall be replaced (other than those expressly authorised by this permission).
No permitted development rights
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval).
Do not oppose
No objection
no objection to the principle
For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services
interest expressed with note on 11kV cable requiring contact and possible diversion
Multiple consultees responded to planning application 06/01722/B with no objections subject to conditions related to electricity cables, highway visibility splays, water supply, and fire escape, alongside support from parish and private comments.
Key concern: means of escape, which is inherently unsafe from the First Floor bedrooms
Manx Electricity Authority
Conditional No ObjectionThis cable may be required to be diverted before works can be commence.; Any works carried out will be at no cost to the MEA.
Conditions requested: the applicant contacts the MEA to discuss the matter and confirm the work is to be carried out in accordance with Health & Safety Guidance Notes HS(G)47 and GS6
Highway Services Division
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: Sight lines of 2 metres by 90 metres shall be provided.; The small trees and vegetation within the visibility splay looking towards Kirk Michael shall be removed or cut back to a height of 1 metre.
IoM Water Authority
Conditional No ObjectionSee Note (2); For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Conditions requested: the 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; For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector (Michael Karran), tel. 69 59 57
Isle of Man Fire and Rescue Service
Conditional No ObjectionAdvise the Applicant to consult with the Fire Safety department
Conditions requested: Advise the Applicant to consult with the Fire Safety department in order to discuss the means of escape
German Parish Commissioners
No ObjectionMy Commissioners have no objections this application
Society for the Preservation of the Manx Countryside and Environment
ObjectionThe Society therefore OBJECTS to this (Detail) Application.
Andrew Jessopp
No ObjectionI have no objection to the principle of this proposal although I would like to see some use of green energy, grey water etc to compensate for the rural location.
The original application sought approval in principle for relocating a large steel-framed farm building to the eastern side of the farm, converting two existing stone farm buildings to dwellings, creating two new residential plots, and associated access tracks, but was amended at review stage to omit one plot, part of the farm track, and a new access to the farmhouse. The Planning Committee refused permission citing non-compliance with policies on renovating buildings in the countryside (Circular 3/89), new houses in the countryside (Circular 1/88), visual impact in AHLVSS, and zoning under the 1982 Development Plan. Appellants argued economic necessity for farm rationalisation, functional obsolescence of existing buildings, and reduced visual dominance. The inspector found the farm relocation acceptable on balance but rejected conversions and new dwellings for lacking agricultural justification, redundancy proof, and policy compliance; as the scheme was interdependent, a split decision was inappropriate. The Minister accepted the inspector's recommendation to dismiss the appeal, confirming the refusal except insofar as it related to the farm building relocation.
Precedent Value
Demonstrates that functional farm improvements can succeed in AHLVSS if screened and justified operationally, but residential elements require strict proof of need/redundancy; comprehensive schemes risk total dismissal if interdependent.
Inspector: R S Hawthorne
