22 April 2024 · Acting Head of Development Management (Abigail Morgan)
Outbuildings, Ballastrang, Castletown Road, Ballaglonney, Santon, Isle Of Man, IM4 1eu
The proposal involved changing the use of a two-storey stone veterinary clinic (with rooms including x-ray, surgery, reception, and office space) at Ballastrang Farm, accessed via a shared lane off Castletown Road, to general office use with no external alterations.
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The officer concluded the proposal failed policies directing office development to town and village centres, as Strategic Policy 9 and Business Policy 7 require offices in zoned centres unless in arch…
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires new development located in existing town centres unless in line with GP3. Officer assessed the rural office proposal fails this as it contributes to piecemeal countryside development harming town vitality.
Spatial Policy 5
New development to make positive contribution. Failed due to adverse impact on town/village centres from out-of-centre offices.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
All new offices must be sited within existing centres on zoned land. Proposal in countryside fails unless exceptions in BP7 met, which required proof of building's historic interest and office as only viable use.
General Policy 3
Exceptions to countryside development for previously developed land (c) or overriding national need (g). No evidence veterinary use redundant or national need for offices, so failed.
Environment Policy 1
Protects countryside; adverse development not permitted without overriding national need. Rural offices without justification fail protection of open countryside.
Environment Policy 2
Protects AHLV areas from harm unless essential. Site in AHLV; office use not essential given alternatives.
Environment Policy 16
Supports rural building conversion for small-scale commercial use if architecturally/historically significant, redundant original use, and no harm to town centres. Building re-use acceptable in principle but office fails criteria (a),(e) on redundancy and town impact, and (d) on parking/transport.
Business Policy 7
Offices in town centres unless in historic rural buildings where office is only/most appropriate for future security. Planning history shows non-office uses viable; no such proof provided.
Business Policy 8
Requires office parking per standards (1/15sqm). 120sqm needs 8 spaces but unclear if available without overspill or safety issues.
no objection (04/04/2024)
Do not oppose (18/03/2024) no significant negative impact upon highway safety, network functionality and/or parking as the parking and access is acceptable for the proposals.
Highway Services HDC and Malew Parish Commissioners both raised no objections to application 24/00287/C for change of use from veterinary practice to offices.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the parking and access is acceptable for the proposals.; As Highway Services HDC did not oppose the application, HDC are not intending to provide a written statement for the appeal.
Malew Parish Commissioners
No ObjectionI can confirm that Malew Parish Commissioners have no objections to the following planning applications.; 24/00287/C Ballastrang, Castletown Road, Ballaglonney Change of use from a veterinary practice to offices
The original application for change of use from veterinary practice to offices at a traditional stone barn in open countryside was refused under delegated powers for conflicts with policies directing offices to settlements, lack of redundancy evidence for veterinary use, and inadequate parking/highway justification. The appellant argued compliance with Environment Policy 16 for reuse of redundant rural buildings of historic interest, similarity to prior approved uses (learning centre and veterinary), sufficient parking, and no harm to countryside or town centres. The Council defended refusal citing policy direction to settlements, piecemeal development risks, and sustainability concerns. The inspector found the proposal satisfied EP16 criteria, generated no more activity than prior veterinary use, secured the building's future, and outweighed minor policy conflicts given unique circumstances; recommended allowance. The Minister concurred and approved on 16 August 2024 with conditions on time limit, use class, and car parking plan.
Precedent Value
Demonstrates EP16 can override office-to-settlements policies for small-scale rural reuses where building history shows prior non-agricultural approvals, no greater impacts than permitted uses, and unique circumstances secure fabric without town centre harm. Future applicants should provide robust prior use comparisons, marketing evidence, and parking plans.
Inspector: Frances Mahoney
