22 April 2024 · Delegated
Outbuildings, Ballastrang, Castletown Road, Ballaglonney, Santon, Isle Of Man, IM4 1eu
This application sought permission to change the use of a veterinary practice at Ballastrang Farm, a stone-built two-storey building in a rural location south of the Fairy Bridge in Malew, to office use. The building is currently split between a small tourist unit and a veterinary clinic, and is accessed via a shared lane off the main road. The application was refused by the Acting Head of Development Management on 22 April 2024. Planning policy on the Isle of Man directs office development to established town and village centres, and allowing offices in this countryside location was considered likely to undermine the vitality of those centres. The decision also noted that the planning history of the site shows other non-office uses have previously been accepted there, and that the applicant had not shown the veterinary use to be redundant or that no more suitable alternative use existed. Additionally, the rural setting was considered likely to generate increased car travel, and the application did not adequately address whether sufficient parking was available without affecting neighbouring properties or the shared access.
The application was refused on three grounds. First, office development should be directed to existing town and village centres, not scattered into the countryside. Second, the applicant did not demonstrate that the veterinary use was redundant or that no other more appropriate use for the building had been considered. Third, the rural location would increase reliance on private cars, and it was not shown that adequate parking could be provided without affecting neighbouring properties or the shared access lane.
Refusal Reasons
new development located in existing town centres
The proposal would be at odds with those policies that specifically seek to direct office development to existing centres
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
new development to make positive contribution
The proposal would be at odds with those policies that specifically seek to direct office development to existing centres
all new offices must be sited within existing centres
The proposal would be at odds with those policies that specifically seek to direct office development to existing centres
Strategic Policy 9: All new retail development (excepting neighbourhood s hops and those instances identified in Business Policy 5) and all new office development (excepting corporate headquarters suitable for a business park (1) location) must be sited within the town and village centres on land zoned for these purposes in Area Plans, whilst taking into consideration Business Policies 7 and 8. 4.4.7 The definition of Corporate Headquarters includes offices for those companies using the new information technologies and/or who service other business park users (but specifical ly excludes financial and professional services to visiting members of the public including banks, building societies, estate agencies and betting offices). 4.5 Transport and Communications 4.5.1 There is a direct link between the location of new devel opment, its effect on the transport network and the provision of a more integrated transport network. Accordingly:
exceptions to development in countryside
The proposal would be at odds with those policies that specifically seek to direct office development to existing centres
office development in town centres
The proposal would be at odds with those policies that specifically seek to direct office development to existing centres
