14 October 2016 · Delegated
Store Building Squeen Farm, Ballacrye Road, Ballaugh, Isle Of Man, IM7 5bp
The application sought retrospective permission to convert a detached single-storey building at Squeen Farm, Ballacrye Road, Ballaugh into a dwelling. The building measures 11 metres wide, 6.2 metres deep, and 4.2 metres to the ridge, and sits within a working farm complex that includes a traditional Manx farmhouse and various outbuildings. Under Housing Policy 11 of the Isle of Man Strategic Plan, conversion of rural buildings to dwellings is only acceptable where the building has architectural, historic, or social merit. The decision-maker found the building had none of these qualities, making the conversion unwarranted development in the countryside. A second reason for refusal was that the building's location immediately adjacent to the farm roadway and working yards would give future occupants an unsatisfactory level of amenity and outlook, and the residential use would be incompatible with the established agricultural and vehicle-repair activities on the site.
The application failed on two grounds under Housing Policy 11. First, the building has no architectural, historic, or social interest, so converting it to a dwelling would be unwarranted development in the countryside. Second, its position directly beside the farm roadway and working yards would create poor living conditions for future occupants and conflict with the active farm uses already established on the site.
Refusal Reasons
Conversion of existing rural buildings into dwellings
Housing Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where: (a) redundancy for the original use can be established; (b) the building is substantially intact and structurally capable of renovation; (c) the building is of architectural, historic, or social interest; (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and (f) the building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must: (a) where practicable and desirable, re -establish the original appearance of the building; and (b) use the same materials as those in the existing building. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form. Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character. 8.10.3 Permission will be given in certain circumstances for the re-establishment of residential use where there is an abandoned dwelling, since such dwellings can sometimes have a negative impact, usually arising from the sense of dereliction and dilapidation. See Housing Policy 13 below. 8.11 Replacement Dwellings in the Countryside 8.11.1 There are in our countryside many existing dwellings, some of which contribute positively to its appearance and character, and some of which do not. A number of dwellings have been abandoned for many years; their physical remains being a reflection of agricultural and social change across the Island. They form features in the rural landscape which are often not unacceptable in their present state. It is appropriate to encourage change which would result in overall environment improvement, and to discourage change which would not. Where the building(s) concerned are of architectural merit or of local, historical or social interest demolition and replacement will be discouraged.
Erection of replacement shed for use as stores, office in association with repair of agricultural vehicles and machinery and agriculture (retrospective)
Application to make lawful the part use of yard for the repair of agricultural vehicles and machinery in addition to normal agricultural use
Application to make lawful the erection of a replacement building for use of storage and office for agricultural vehicle repair business
Erection of an agricultural machinery shed to replace existing
Demolition of existing outbuilding and erection of replacement outbuilding
