15 November 2006 · Delegated
Upper Begoade Farm, Begoade Road, Onchan, Isle Of Man, IM4 6au
This application sought approval in principle for the erection of a replacement agricultural dwelling at Upper Begoade Farm, Begoade Road, Onchan. The site forms part of the curtilage of a former dwelling and outbuildings within the farm holding. The officer's report noted that while the existing dwelling on the site is quite substantial, it had lost its habitable status, which was a relevant factor in considering the case for replacement. The application was permitted on 15 November 2006 under delegated authority. The approval was subsequently extended, first to November 2009 and then to November 2010, giving additional time for the principle to be acted upon.
The application was approved in principle by the Director of Planning and Building Control under delegated authority. The site contains a former dwelling that has lost its habitable status, supporting the case for a replacement agricultural dwelling. The formal decision record lists 6 conditions.
Policy O/RES/P/22 of Planning Circular 1/2000
Outside those areas designated for residential development new dwellings will generally not be permitted
Planning Circular 1/88 (Revised)
O THE VILLAGE SHALL CONTINUE TO BE PROTECTED FROM UNSYMPATHETIC DEVELOPMENT BY THE DESIGNATION OF THE AREA AS HIGH LANDSCAPE VALUE AND SCENIC SIGNIFICANCE AND BY THE APPLICATION OF PLANNING CIRCULARS 1/88, 3/88 AND 3/89 AND BY THE CONSIDERATION OF THE RELEVANT SECTOR PLANS B & E (PLANNING CIRCULARS 10/91 AND 11/91 RESPECTIVELY).
Planning Circular 3/88
VILLAGE SHALL CONTINUE TO BE PROTECTED FROM UNSYMPATHETIC DEVELOPMENT BY THE DESIGNATION OF THE AREA AS HIGH LANDSCAPE VALUE AND SCENIC SIGNIFICANCE AND BY THE APPLICATION OF PLANNING CIRCULARS 1/88, 3/88 AND 3/89 AND BY THE CONSIDERATION OF THE RELEVANT SECTOR PLANS B & E (PLANNING CIRCULARS 10/91 AND 11/91 RESPECTIVELY).
Planning Circular 1/2000
Planning Circular 3/91
policies 1-7 (inclusive) of Planning Circular 3/91 – Guide to the Design of Residential Development in the Countryside
Planning Circular 3/91 # GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE Department of Local Government and the Environment. Office of Architecture and Planning Government Offices, Douglas, Isle of Man. Rheynn Reiltys Ynnydagh as y Chymmyltacht.  £1.00 # GLOSSARY ## Catslide Roof A section of roof over a single storey extension, usually at a lower pitch than the main roof. ## Corbel A projecting block, usually of stone, supporting a beam or other horizontal member. ## Cornice Moulded ledge. ## Dormer A window placed vertically over a sloping roof with a roof of its own. ## Drip Moulding Projecting moulding above an opening to throw off water. ## Fanlight A window over a door. ## Fenestration The arrangement of windows on an external wall face. ## Gable Area of wall usually triangular at the end of a double pitched roof. ## Kneeler Horizontal projection at eaves level on a gable wall. ## Reveal The side of an opening in a wall between the front edge and the frame of a door or window. ## String Course Intermediate moulding projecting from the surface of a wall, usually corresponding to an internal floor level. ## Vernacular Building Buildings designed by those without formal training in design but using local materials and constructional methods formed over many years by local tradition. ## Weathering Inclined projecting surface to keep water away from walls and joints. Foreword by the Minister for the Environment This circular, published in the form of a guide, sets down some basic principles which are intended to form a constructive approach to further protecting the quality of the countryside. Two of these objectives are the conservation of existing rural buildings and features and the sympathetic design of new development. Similar guides are proposed for areas having townscape quality. Taken together, these guides will provide a framework to assist in the preservation of the special character of the Island's environment and its buildings.  TONY BROWN # INTRODUCTION This Circular is intended to guide applicants, architects and builders on suitable ways to design and construct residential buildings in rural areas. It has been prompted by the need to conserve existing buildings of quality and to maintain the Island's individual identity. The landscape character of the countryside stemming from its geology, climate and agricultural use, is of high quality. It has been largely retained by strict planning restraint on development. Where new building is allowed under present controls, it is considered that this should respect the established rural character which has been the result of the vernacular and Victorian building of the past. Early farmhouses as well as being visually harmonious are still functional and their form is valid in terms of present constructional methods. They are simple, rational and visually faultless. Later Victorian buildings also contribute to the quality of the rural landscape. The essential building characteristics which act as patterns for proposed new residential buildings are described. These then form a basis by which to measure the acceptability of extensions to existing buildings or the design of any new permitted dwellings. The advice on housing design in the countryside is meant to apply primarily to the area outside settlements and urban areas covered by existing Written Statements and Planning Circulars. The area in question is indicated on the adjoining map. The definitive boundary should however be determined with reference to the approved Town Plans. The guide seeks to set a standard for the typical housing requirement in rural areas. It is intended that other guides to new building within a Victorian or Edwardian context will be prepared. An important related subject concerns agricultural buildings. This will need to be the subject of a separate Circular that deals with the retention and use of traditional farm buildings and the siting and design of new structures.  # PRESENT PLANNING POLICIES Current Circulars relating to residential buildings in the countryside emphasise both the need for the renovation of older houses and restrictions on development. New buildings are limited to essential agricultural activity which cannot be accommodated in existing buildings. These restrictions apply equally to extensions or minor works. Only certain items are excluded from the need for planning permission. These, together with work requiring permission, are summarised in Appendix 1. In general, present advice stresses the importance of relating new and existing buildings and of using traditional materials. These policies continue and are supplemented by more detailed design advice contained in this Circular. # POLICY 1 The removal or replacement of traditional elements including materials, windows or e
Condition 1
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Condition 2
This approval in principle relates the erection of a replacement dwelling on the site defined by the red line as shown on drawing no. Y.91/10/1-1 rev. B date stamped the 3rd April 2006.
Condition 3
The occupation of the proposed dwelling must be limited to persons whose employment or latest employment is or was in agriculture in the Island and including also the dependants of such persons as aforesaid.
Condition 4
Any subsequent reserved matters planning application must propose a dwelling designed in accordance with policies 1-7 (inclusive) of Planning Circular 3/91 – Guide to the Design of Residential Development in the Countryside.
Condition 5
Any reserved matters planning application must include details of the vehicular access and driveway. Visibility splays of a minimum of 2.0 metres by 54 metres must be provided.
Condition 6
Any reserved matters planning application must include details of mitigation measures for the relocation of the Wildlife Act Schedule 1 bird nesting site. It is recommended that prior consultation is undertaken with the Wildlife and Conservation Division of the Department of Agriculture, Fisheries and Forestry in this respect.