24 July 2025 · Delegated - Principal Planner (Chris Balmer)
East Craig, St. Judes, Isle Of Man, IM7 2ew
The proposal sought to convert the unused first floor storage space above a modern double garage into a self-contained one-bedroom flat with open-plan living/kitchen, bathroom, and bedroom, accessed via an existing external stairway. No external changes were proposed to the Manx stone and slate-roofed garage building.
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The officer determined that the proposal fundamentally conflicted with the countryside development restrictions under Strategic Policy 2, Spatial Policy 5, and General Policy 3, which direct new housi…
Housing Policy 11
Requires buildings to be redundant for original use (a), structurally capable with report (b), of architectural/historic/social interest (c), and conversion structurally sound without major extension (e). Officer assessed the modern garage as not redundant, lacking structural evidence or heritage value, and creating an independent rental unit rather than ancillary conversion, failing all key tests.
General Policy 3
Permits countryside development only in exceptional cases like redundant rural building conversions. Proposal failed as garage not proven redundant and not compliant with HP11 governing such conversions.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs housing to settlements; rural development restricted. Site outside boundary with no exceptional justification via compliant conversion.
Spatial Policy 5
Reinforces settlement priority and countryside limits per GP3. Proposal created new rural housing unit conflicting with spatial strategy.
General Policy 2
Requires no adverse amenity impacts. Assessed as compliant due to site separation (30m to nearest neighbour), modest scale, and existing highway noise absorbing activity.
no significant negative impact upon highway safety, network functionality and/or parking as there is suitable off-street parking available for the dog grooming business and flat over
The original application sought conversion of existing storage space above a garage into a flat tied to the main house, refused by DEFA for reasons including lack of redundancy for original use (HP11a), no structural report (HP11b), modern building lacking interest (GP3b, HP11c), independent living facilities, and location outside settlement boundary failing exceptional criteria (Strategic Policy 2, Spatial Policy 5). Appellant Michele Richardson, via agent Ellis Brown Architects, challenges the refusal, arguing misapplication of policies, omission of favourable policies like Strategic Policy 1, 11, 12 and Housing Policy 3, and alignment with housing crisis initiatives. They assert the proposal meets General Policy 3 exceptional criteria for countryside development, question the ancillary assumption never claimed by applicant, and request reassessment with balanced policy consideration. Appeal lodged 31/07/2025 as AP25/0026, validated and passed to Cabinet Office; appeal type not specified. No inspector's analysis or decision available in documents.
Precedent Value
No inspector's decision available, so no precedent set. Future applicants can learn to proactively submit planning statements addressing policy alignment and housing needs, especially for countryside conversions, and clearly challenge officer policy selections in appeals.
