13 January 2021 · Head of Development Management (Stephen Butler)
Allandale Farm, Ballamanagh Road, Sulby, Isle Of Man, IM7 2hb
The proposal involved converting an existing portakabin, previously approved for agricultural use including secure storage, bio-security, washing/changing facilities and farm office, into holiday accommodation for sleeping, showering, and tea/coffee facilities (no cooking) for a total of 6 weeks per year during TT and …
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The officer determined that the portakabin fails the redundancy test under Environment Policy 16 as the farm remains operational, albeit downsized, and the building is still needed for its approved ag…
Strategic Policy 8
Requires tourist development to make use of existing built fabric of interest and quality without adversely affecting environmental, agricultural or highway interests. The officer found the portakabin lacks interest/quality and fails this test, making it contrary despite limited seasonal use.
Business Policy 11
Tourism in rural areas must comply with countryside protections, referencing Environment Policy 16 for conversions. Assessed as non-compliant due to no redundancy and policy cross-references to Housing Policy 11 criteria.
Business Policy 12
Generally permits conversion of redundant rural buildings to tourist use if complying with Housing Policy 11 and Environment Policy 16. Fails as building not redundant and lacks required qualities.
Business Policy 14
Permits rural tourism if complying with General Policy 3 and Business Policies 11/12. Non-compliant due to failure of referenced conversion tests.
Environment Policy 16
Permits reuse of rural buildings for tourism if redundant, of interest, structurally suitable without extension, and no unacceptable traffic/dispersal impacts. Fails multiple tests: not redundant (farm operational), no historic interest, unclear suitability without plans, and risks dispersal.
Environment Policy 1
Protects countryside unless overriding national need with no alternative. Proposal fails exception tests, causing harm to unzoned countryside.
Environment Policy 2
Protects high landscape value areas unless no harm or essential location. Portakabin harms character despite screening, as policies not met.
General Policy 3
Restricts countryside development except conversion of redundant rural buildings of value (referencing Housing Policy 11). Fails redundancy and value tests.
no objection
Lezayre Parish Commissioners raised concerns about whether the portacabin meets requirements for tourist accommodation and suggested inspection; Highway Services Division had no objection.
Key concern: Unsure if the portacabin meets the requirements for use as tourist accommodation
Lezayre Parish Commissioners
No CommentThe commissioners are unsure if the portacabin meets the requirements for use as tourist accommodation. Should they be inspected prior to any approval/refusal being given?
Highway Services Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.
The original application for additional use of an existing portacabin (previously approved retrospectively for agricultural purposes) as tourist accommodation for 4 weeks annually plus preparation time was refused by officer delegation due to failure to meet redundancy tests and countryside protection policies in the Strategic Plan. The appellant argued the portacabin was redundant due to farm downsizing, screened from view, and compliant with policies allowing re-use of rural buildings for tourism. The Council defended the refusal emphasising the portacabin's ongoing agricultural need, lack of architectural merit, and harm to countryside character in an Area of High Landscape Value. The inspector found the portacabin not redundant, lacking sufficient quality for re-use, and harmful to countryside policies, recommending dismissal. The appeal was dismissed.
Precedent Value
Reinforces strict application of redundancy and building quality tests for rural conversions; portacabins/temporary structures hard to re-purpose for tourism without clear policy exceptions; prioritises policy consistency over farm diversification pleas.
Inspector: Michael Hurley BA DipTP
