11 October 2007
Ballacregga Farm, Lhen Road, Bride, Isle Of Man, IM7 4bf
The proposal involved converting an existing double garage/store, approved in 1998, into a self-contained two-bedroom tourist unit or ancillary accommodation with living/kitchen/dining area and bathroom at Ballacregga Farm in rural Bride.
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The officer recommended refusal because the self-contained conversion would be tantamount to a new dwelling in unzoned countryside, contrary to the 1982 Development Plan and Isle of Man Strategic Plan…
General Policy 3
Restricts development outside zoned areas except for specific cases like conversions of redundant rural buildings of architectural/historic/social value (Housing Policy 11). Officer assessed the garage as modern, non-qualifying, making the self-contained unit unacceptable as residential development.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value and Scenic Significance, prioritising landscape character unless no harm or essential location. Site in such area; conversion would harm by introducing new dwelling-like unit despite screening.
Housing Policy 11
Permits rural building conversions to dwellings only if redundant, structurally intact, of architectural/historic/social interest, suitable size, compatible uses, and serviced without public cost; must retain original appearance. Garage failed on interest, vernacular character, and redundancy tests.
Business Policy 11
Tourism development in countryside must comply with rural protection policies, referencing Environment Policy 16 for building conversions. Officer noted it cross-references Housing Policy 11, which was not met.
Business Policy 12
Generally permits redundant countryside building conversions to tourist use if complying with Housing Policy 11 criteria (para 8.10). Proposal failed Housing Policy 11, invalidating tourist conversion.
Do not oppose
no objection
No comment on merits but request informative note on water supply connection
Society for the Preservation of the Manx Countryside & Environment (SPMC&E) objects to 07/01481/B as a modern building failing vernacular conversion criteria under Circular 3/89 or ISP Policy 16 b), becoming an additional house in countryside; Isle of Man Water Authority requests contact for water supply; Highways Division has no objection.
Key concern: modern brick or block building fails vernacular conversion criteria, creating additional house in countryside
Society for the Preservation of the Manx Countryside & Environment
ObjectionHowever as this modern brick or block building can hardly be considered vernacular, the case for conversion under Circular 3/89 or ISP Policy 16 b) fails. The Society OBJECTS to what will become an additional house in the countryside.
Isle of Man Water Authority
Conditional No ObjectionNote (3) 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
Conditions requested: condition of planning be that 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
Department of Transport, Highways Division
No ObjectionDo not oppose
