28 March 2011 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Agricultural Building, Robin Hill Farm, Cronk Y Dhooney, Ballakilpheric, Colby, Isle Of Man, IM9 4bs
The proposal involved demolishing an existing large, unattractive brick agricultural shed (21m x 18m x 6m high) and replacing it with a smaller traditional single-storey dwelling (9.5m x 6m footprint, 6.9m ridge height) including a conservatory and porch, designed in a Manx vernacular style.
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The officer determined the site is not designated for development and the emerging Southern Area Plan explicitly advises against additional dwellings at Cronk y Dhooney due to unsustainability, poor a…
General Policy 3
GP3 prohibits development outside zoned areas except specific exceptions including previously developed land (PDL) at (c). Officer assessed the shed as agricultural (approved IDO 36160), explicitly excluded from PDL definition despite redundancy claims and brief non-ag use. No other exceptions applied (not ag worker housing, no architectural value for conversion, etc.). Failed as site undesignated countryside.
Environment Policy 1
Protects countryside for its own sake; development not permitted unless overriding national need with no alternative. Officer found no such need; proposal adversely affects countryside despite visual gains from shed removal.
Environment Policy 2
Protects landscape character in AHLV unless no harm or essential location. Site in High Landscape Value (Arbory/East Rushen LPlan) and Incised Slopes (draft SAP). Whilst small dwelling might not harm visually, weighed against unsustainability and precedent in policy context.
No objection to the principle. Noted proposed dwelling set back further, widening lane helpful for refuse vehicles.
No objection subject to conditions on connection to public sewer, no surface water to foul system, soakaway subject to Building Control.
No objection in principle but suggest stone for boundary wall and porch dwarf walls to maintain local character.
The original application for approval in principle to replace a redundant agricultural shed with a dwelling was refused due to conflict with strategic housing location policies, unsustainability of the area per the draft Southern Area Plan, and precedent concerns. Appellants argued the shed's redundancy, visual improvements from replacement with a traditional Manx cottage, lane widening benefits, and qualification under General Policy 3(c) as previously developed land due to a prior 19th-century cottage. The Inspector acknowledged merits including landscape enhancement and amenity benefits but found these carried considerable weight yet insufficient to override conflicts with General Policy 3, Environmental Policies 1 & 2, and Housing Policy 4, plus precedent risks across rural areas. The appeal was dismissed on 15th August 2011.
Precedent Value
This appeal demonstrates that even strong visual and access merits from replacing ugly redundant agricultural sheds with traditional dwellings in AHLVSS cannot overcome strict strategic housing location policies (GP3 etc.) in unzoned rural areas. Future applicants must show exceptional compliance with policy exceptions rather than balancing benefits.
Inspector: G Farrington
