27 May 2005 · Committee
Stable And Land, Kielthustag, Smeale, Andreas, Isle Of Man, IM7 3eb
The proposal involved extensions and alterations to existing outbuildings at Kielthustag, a farm holding on the southern side of the A10 in open countryside near Ramsey, to create a new dwelling. At the time of the application, the building and its curtilage were still actively used for agricultural purposes, with a tractor parked on hardstanding in front of the building as part of the working farmyard. Planning Circular 3/89 and Housing Policy H11 of the emerging Isle of Man Strategic Plan require applicants to show that an agricultural building is genuinely redundant before conversion to residential use can be considered. The applicant failed to provide this evidence. Additionally, the proposed extensions and choice of materials were found to cumulatively harm the character and appearance of the stone building and the visual amenities of the open countryside setting. The Planning Committee, considering the case on written evidence, refused the application in line with the officer's recommendation.
The application failed on two grounds. First, the building was still in active agricultural use, so the applicant could not demonstrate the redundancy required by policy before a residential conversion can be considered. Second, the proposed extensions and materials would have cumulatively harmed the character of the building and the visual amenities of the open countryside.
Refusal Reasons
Planning Circular 3/89
the conversion of existing redundant buildings where such conversion complies with planning circular 3/89 - Renovation of Buildings in the Countryside. Alternatively the Department may accept the expansion of existing facilities which have shown a positive previous contribution to tourism in the area. However, no approval will be granted to any development which would result in an adverse impact on the countryside whether this be from visual intrusion, the impact of traffic or car parking or inadequate arrangements for the servicing of the development.
Housing Policy H11
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.
