24 July 2025 · Delegated
East Craig, St. Judes, Isle Of Man, IM7 2ew
This application sought permission to convert the first-floor space above an existing double garage at East Craige, St Judes, into living accommodation. The garage is a two-storey Manx stone building with a slate roof, situated to the northwest of the main dwelling on a site with mature landscaping along its road boundaries. The application was refused on 24 July 2025. The decision identified several failings: the applicant did not show the garage was no longer needed for its original purpose, no structural report was provided, and the building is considered too modern to qualify for conversion under the relevant countryside housing policies. The proposed flat was also found to be fully self-contained and intended for rental, which contradicted the claim that it would be ancillary to the main house. The site sits outside any defined settlement boundary.
The Department of Environment, Food and Agriculture refused the application. The applicant did not demonstrate that the garage was redundant for its original use, submitted no structural report to confirm the building could be converted, and the building lacks the architectural or historic interest required for this type of conversion. The proposed flat was self-contained with all facilities for independent living and intended for rental, undermining any claim it would be ancillary to the main house. The site also lies outside a defined settlement boundary and does not meet the exceptional criteria for new residential development in the countryside.
Refusal Reasons
Housing Policy 11(a)
The application fails to demonstrate that the building is redundant for its original use
General Policy 3
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
Strategic Policy 2
conflicting with the spatial strategy set out in Strategic Policy 2
Spatial Policy 5
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
Demolition of existing dwelling and derelict barn and erection of a detached dwelling and double garage with store over
The garage, whose first-floor storage is the subject of the current application was approved as part of the above development.
Additional use of garage as a dog grooming parlour
This application enabled the use of part of the ground floor of the garage as a dog grooming parlour.
previous planning application
the client's intention is to be able to rent the flat as per the previous planning application 23/00285/B (which was withdrawn)
