21 August 2012 · Planning Committee
The Piggery, Little Mill Road, Onchan, Isle Of Man, IM4 5bw
The proposal involved converting a disused 60-year-old brick piggery building (31m x 9.5m, 294.5 sq.m floor area, 5.1m ridge height, asbestos roof) into two single-storey semi-detached four-bedroom dwellings, with small rear porches/WCs, block paving for parking and access lane.
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The officer assessed the proposal against Housing Policy 11, which permits conversion of redundant rural buildings only if they meet all criteria, including being of architectural, historic, or social…
Housing Policy 11
Permits conversion of redundant rural buildings to dwellings only if structurally sound, of architectural/historic/social interest, large enough for satisfactory dwelling with modest extension, compatible with surroundings, and with satisfactory services. Officer assessed the piggery met most criteria (redundancy, structure, size) but failed (c) due to no architectural/social/historic value per Building Conservation Officer; all criteria must be met in full, and failure here prevents countryside exception.
Spatial Policy 5
New development only in defined settlements or countryside per General Policy 3 exceptions. Proposal fails as it does not qualify under Housing Policy 11 conversion exception.
General Policy 3
Prohibits development outside zoned areas except specific cases including redundant rural buildings of value (HP11). Fails due to lack of building interest.
Housing Policy 4
New housing in countryside only in exceptional cases including HP11 conversions. Fails for same reason as HP11.
Environment Policy 1
Protects countryside from adverse development unless overriding need. Conversion would undermine rural character via domestication and tree loss.
recommend that this application be approved
visibility splays at the access to the satisfaction of the Highway Division; no traffic management, parking or road safety implications
no objection on water safety grounds; conversion reduces risk to raw water source compared to former piggery use
The original application (12/00733/B) to convert a disused piggery into two semi-detached bungalows was refused by the planning authority for breaching Housing Policy 11 (lack of interest in the building), Spatial Policy 5, General Policy 3, and Housing Policy 4, constituting unwarranted countryside development. The appellant argued the building had social interest within a developing residential enclave on the Slegaby Estate, supported by Local Plan allocations and compatibility with surroundings. The inspector found the piggery utilitarian with no architectural, historic, or social value, requiring substantial alterations that would erode rural character, contrary to key policies. The Onchan District Commissioners supported approval, but the planning officer defended the refusal. The Minister concurred with the inspector's recommendation to dismiss the appeal on 14 December 2012.
Precedent Value
Demonstrates strict application of HP11(c); utilitarian farm buildings lack inherent social interest despite rural history context or residential enclaves. Future applicants must provide evidence of specific architectural, historic, or social value (e.g., Manx history links) beyond functionality or surroundings.
Inspector: Alan Langton
