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Application No.: 25/90492/B Applicant: Mrs Sharon Jamieson Proposal: Convert existing stables into games and craft rooms (retrospective) Site Address: Ballakilley Farm Church Road Port St Mary Isle Of Man IM9 5LW Planning Officer: Hamish Laird Site Visit: 15.07.2025 Recommended Decision: Permitted Date of Recommendation: 22.07.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The building, hereby approved to be retained, shall be used as ancillary accommodation for the purposes of a games and craft room in connection with the residential use of Ballakilley Farm only, and shall not be shall not be sold or sub-let, at any time. It shall not be used for the provision of any sleeping accommodation, and no trade or business shall be carried out therefrom.
Reason: To ensure that the converted stables accommodation remains as part of Ballakilley Farm, and does not become separate unit of living accommodation. These requirements reflect the exceptional nature of granting planning approval for an ancillary residential use to a structure located in the open countryside. As such, this approval complies with the provisions of Spatial Policy 5 - Building in defined settlements; General Policy 2 - General Development Considerations; General Policy 3 - Exceptions to development in the countryside; Environment Policy 1 - Protection of the countryside; and, Housing Policy 15 - Extension or alteration to traditional styled properties in the countryside.
The building is well-related to the domestic curtilage and buildings associated with Ballakilley Farm, and previously has benefitted from planning permission for residential conversion. The works as carried are acceptable and have maintained the vernacular appearance and rural character and of the stables building, as well as ensuring a beneficial future use for the structure. The proposal complies with the provisions of Spatial Policy 5 - Building in defined settlements or GP3; General Policy 2 - General Development Considerations; General Policy 3 Exceptions to development in the countryside; Environment Policy 1 - Protection of the countryside; Housing Policy 15 - Extension or alteration to traditional styled properties in the countryside.
The development, hereby permitted, shall be maintained in accordance with the following approved plans and details:
Drawing No. 104 - As Built Floor Plans, Elevations and Photographs - stamped received and
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Rushen Commissioners - No objection. Port St Mary Commissioners - no comments received. DoI Highways Services - no comments received. No third party representations have been received, therefore, no persons are granted a right to appeal.
_________________________________________________________________ Officer’s Report
1.0 THE SITE The site comprises an existing single storey, Manx stone built former stables building housed under a natural slate roof which forms part of the wider farm building complex located close to and within the residential curtilage of the farmhouse at Ballakilley Farm. The stables building has been converted to form a games room with a smaller craft room. It also contains a small store/cloakroom leading to a WC. Ballakilley Farm is located in the open countryside and is accessed off Church Road (A29) adjoining Rushen Primary School close to the built-up area on the eastern side of Port Erin. - 2.0 THE PROPOSAL
2.1 The full application seeks retrospective planning approval for the conversion of the existing stables into games and craft rooms. - 3.0 RELEVANT SITE HISTORY There have been a number of applications affecting the site which relate to a replacement of a conservatory with a Garden Room and erection of a new conservatory - (PA14/00717/B ); Erection of a Polytunnel - (PA06/02072/B); Alterations to existing field entrances (PA07/00348/B). Of direct relevance to the current proposal are the following applications which sought to re-use the stables in question: 06/00138/B - Conversion of existing outbuildings to form two dwellings and amendments to vehicular access (Amendment to PA 04/00669) - Permitted - 28.04.2006. 04/00669/B - Conversion of redundant farm storage buildings into three dwellings and alteration to existing cottage (Resubmission) Extension of duration of consent for a further 12 months agreed by SPO on 4th July 2008 - permitted - 09.08.2004. 03/01340/B - Conversion of redundant farm storage buildings into three dwellings and alteration to existing cottage - Refused - 20.01.2004. Appeal dismissed - 28.07.2004. 01/01987/A - Approval in principle for conversion of farm buildings to 3 dwellings - Permitted 18.02.2002. 93/01194/B - Alterations, extensions and conversion of outbuildings to guest accommodation, Ballakilley Farm, Church Road, Rushen - Permitted.
4.1 The site lies within the countryside beyond the settlement boundary for Port Erin. The land as designated, is not zoned for development and sits within a rural part of the open countryside within the area covered by the Area Plan for the South. The site is not within a Conservation Area. - 4.2 It is noted the buildings and their footprint are not identified as being at flood risk. - 4.3 The site is not within a Registered Tree Area. - 4.4 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application:
Strategic Policy 2 Priority for new development to identified towns and villages
Spatial Policy 5 Building in defined settlements or GP3
General Policy
Environment Policy 1 Protection of the countryside Housing Policy 11 Conversion of rural buildings to dwellings 15 Extension or alteration to traditional styled properties in the countryside Transport Policy
4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 CONSULTATIONS
5.1 Arbory and Rushen Commissioners (27/6/25) - Supports the application.
5.2 Port St Mary Commissioners - no comments had been received by the Report drafting stage (22/7/25) - 5.3 DoI Highways Services - no comments had been received by the Report drafting stage (22/7/25) - 5.4 No third party representations had been received by the Report drafting stage (22/7/25)
6.1 The fundamental issues to consider in the assessment of this planning application are:
6.2 The proposal involves the retention and conversion of an existing stable to a games and craft rooms via the sub-division of the internal floor-space and the addition of a WC and store. The works of conversion have already been carried out and this application, is therefore, retrospective. The site lies in the countryside outside the recognised settlement boundary for Port St Mary/Port Erin and Ballafesson. It is, however, closely related to these settlements. - 6.3 The stables building forms part of a range of existing similar structures and is located within the farmstead close to a formal pond. Before and after photographs outlining the extent of the works undertaken, accompany the application. It is noted from viewing the drawings attached to the previous PA PA14/00717/B application, that the stables building does not fall within the recognised residential curtilage of Ballakilley Farm. - 6.4 General Policy 3(f) states that an exception to development in the countryside may be acceptable should such it be considered essential for the conduct of agriculture or forestry. The existing site comprises a number of agricultural buildings attached to this one. Information provided with the application indicates the impracticability of the existing stone stables for modern day equestrian accommodation, or for agricultural purposes with limited access for larger vehicles and limited space for the storage of larger bails and bigger farming equipment, while part of the building remains available for storage of smaller equipment and allows some smaller farm operations there is now an increased need for a larger building which can provide a more efficient provision of space and allow a more efficient operation of the farm. In addition, the stables is well-related to the residential curtilage of the farm holding and it is noted that previous proposals for the conversion of Conversion of existing outbuildings to form two dwellings (PA06/00138/B); PA01/01987/A - Approval in principle for conversion of farm buildings to 3 dwellings - Permitted - 18.02.2002; and, historically, PA93/01194/B - Alterations, extensions and conversion of outbuildings to guest accommodation, Ballakilley Farm, Church Road, Rushen - Permitted; and, 91/01434/A - Approval in principle to renovate existing dwelling and convert outbuildings to residential units, Ballakilley, Church Road, Rushen - all of which involve the re-use of this and the adjoining stables buildings, have previously been permitted. - 6.5 It is considered that the conversion works undertaken to form a games and craft rooms via are acceptable as an exception to the provisions of SP Policy GP3 (f) and Environment Policy 1. Siting, Size and Design - 6.6 The proposal seeks the retention of the existing stables building as refurbished and converted to form a games and craft room. Policy GEN2 b) and c) seek to respectively "protect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; and, does not affect adversely the character of the surrounding landscape or townscape". The works of conversion have been sympathetically undertaken and works of repair where necessary have been carried out using like for like, traditional materials. It is considered that the works undertaken have maintained the rural
character and vernacular appearance of the stables building, and that the works accord with the provisions of policy GEN2 b) and c)
Neighbours amenities
6.7 In terms of impacts upon neighbouring amenities (loss of light, overbearing impact and/or overlooking), the converted stables would be sited at least 70+ metres from the closest neighbouring properties of Rushen Parish Church and The Old Vicarage. It is considered this distance and the existing tree and s and hedging comprising the landscaping around the site and these neighbouring properties would ensure no significant impacts would occur. Other matters - 6.8 No issues in respect of highway safety; drainage or flooding; and, Ecology are likely to arise.
7.1 In conclusion, the retention of the converted stable as a games and crafts room is considered to be acceptable. The building is well-related to the domestic curtilage and buildings associated with Ballakilley Farm, and previously has benefitted from planning permission for residential conversion. The works as carried are acceptable and have maintained the vernacular appearance and rural character and of the stables building, as well as ensuring a beneficial future use for the structure. Whilst not strictly policy compliant, it is considered the proposal is acceptable and should be approved subject to conditions limiting its use to ancillary residential purposes associated with the dwelling at Ballakilley Farm; and, that it should at no time be used for or converted to a separate unit of living accommodation.
7.2 It is recommended that the application be approved. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 22.07.2025 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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