5 December 2014 · Minister for Infrastructure (Hon P A Gawne MHK) on appeal
Lower Gleneedle, Gleneedle, Lower Foxdale, Isle Of Man, IM4 3bf
The proposal involved converting a small redundant outbuilding (3.9m x 6.1m, Manx stone with slate roof) next to the highway into tourist accommodation, including retrospective installation of glazed doors/windows, timber cladding on the front gable, a rooflight, flue, and smooth render on the south elevation, with par…
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The Department refused the application because the proposed conversion did not comply with Housing Policy 11, as 'the design and materials used have a seriously adverse impact on the character of the …
General Policy 3
Restricts development outside zoned areas except for specific countryside exceptions like conversion of redundant rural buildings of architectural/historic/social interest (Housing Policy 11). The site is unzoned countryside; building accepted as redundant but proposal failed other tests.
Environment Policy 16
Permits reuse of rural buildings for tourist use if redundant, structurally sound, preserves character without adverse changes, and no traffic issues. Redundancy accepted but conversion involved adverse changes to appearance (cladding, windows) harming visual attraction in prominent location.
Housing Policy 11
Allows conversion of rural buildings to dwellings/tourist if redundant, intact, of interest, large enough, and re-establishes original appearance with matching materials. Failed as alterations (timber cladding, glazing) did not respect original stone/slate character, appearing clumsy and domesticated.
Business Policy 11
Tourism must comply with countryside policies like ENV16. Supported in principle for rural buildings but required compliance with conversion standards which this failed.
Business Policy 12
Permits redundant building conversions to tourist use if complying with HP11. Failed due to non-compliant design.
Business Policy 14
Encourages quality tourist units in rural barn conversions complying with GP3/BP11/12. Principle acceptable but design and access failed policy tests.
keen to see good quality tourist accommodation of all types in the area and have resolved to support the application
The original application for conversion of a redundant stone outbuilding into tourist accommodation (bunkhouse for 2 persons without water/toilet facilities) was refused by the Department of Infrastructure for non-compliance with Housing Policy 11 due to adverse impact on building character from materials used, and failure to demonstrate safe access and visibility splays. The appellant argued negligible landscape impact, sympathetic materials, and landscape improvement through tidying. The inspector found the principle of conversion acceptable under General Policy 3 and Environment Policy 16 exceptions for redundant rural buildings into tourism uses, but dismissed the appeal due to poor presentation, lack of Building Regulations investigation, and insufficient highway details preventing accurate assessment of character/appearance impacts. The Minister accepted the inspector's recommendation to dismiss the appeal on 22 April 2015.
Precedent Value
This appeal demonstrates that while the principle of converting redundant rural buildings for basic tourism uses is acceptable, thorough technical details on Building Regulations, materials compliance with HP11, and highway safety are essential; future applicants must submit comprehensive, accurate plans to avoid dismissal on evidential uncertainties.
Inspector: Ruth V MacKenzie BA(Hons) MATPI
