25 July 2012 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Ballahowin, Orrisdale, Kirk Michael, Isle Of Man, IM6 2hp
The proposal involved converting a single-storey stable building with garage door, stable doors, small windows, painted green with brown tiled roof, located in the residential curtilage of Ballahowin dwelling, into ancillary living accommodation for the applicant's elderly dependant parents.
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The officer concluded the stable lacks architectural, social or historical interest, failing the core test of Housing Policy 11 for rural building conversions, which requires such interest plus proven…
Housing Policy 11
Permits conversion of rural buildings to dwellings only where redundancy proven, building substantially intact/structurally capable, of architectural/historic/social interest, large enough for satisfactory dwelling (possibly with modest extension), compatible with adjoining uses/zonings, and serviced acceptably. Must re-establish original appearance using matching materials; no rebuilding ruins or further extensions. Officer found stable modern (not interesting), detached/not ancillary, in sensitive countryside, failing core criteria despite applicant evidence of disuse.
General Policy 3
Presumption against development in unzoned countryside, especially woodland/High Landscape Value/Scenic Significance areas near ancient monuments (tumulus/cairn circle). Proposal creates new dwelling unit outside settlements with no justifying policy, screened but still incremental countryside housing.
No Objection
Meets relevant highway policies and standards; dedicated off-street parking provision to be allocated to the ancillary living accommodation
MEA requests contact for electricity supply discussions and safety measures; Highways Division has no objection subject to dedicated off-street parking; Michael Commissioners have no objection.
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; See Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Highways Division
Conditional No ObjectionMeets relevant highway policies and standards; Dedicated off street parking provision to be allocated to the ancillary living accommodation
Conditions requested: Dedicated off street parking provision to be allocated to the ancillary living accommodation
Michael Commissioners
No ObjectionNo Objection
In AP 2457/PA04/1457, Arch-Tech (IOM) Ltd appealed the refusal to convert stables at Smeale Road, Andreas, citing redundancy after six years of disuse, compliance with Planning Circular 3/89, and compatibility with surroundings. The Council defended refusal based on non-compliance with Circular 3/89 criteria including lack of special interest, insufficient redundancy evidence, and prior refusal history. The inspector found the stables not requiring renovation, not meeting Circular 3/89 categories, and lacking genuine redundancy, recommending dismissal which the Minister confirmed on 8 June 2005. In PA06/01939/A, Mrs S Dixon appealed refusal for stables at Amisfield, St Jude’s, arguing curtilage location, redundancy, and recent inconsistent permissions. The Council reiterated Circular 3/89 non-compliance. The inspector rejected redundancy claims and policy fit, recommending dismissal confirmed by the Minister on 12 June 2007.
Precedent Value
These appeals confirm strict application of Circular 3/89 for stable conversions: modern buildings require robust redundancy proof (e.g. failed marketing for equestrian use), special countryside merit, and no owner history of residential pursuit; appellants must provide DAFF support and avoid precedent-setting perceptions.
