11 July 2003 · Minister via Department of Local Government and the Environment (Chief Executive confirming Inspector R E Wilson's recommendation)
Land At Knock-Dhoo (Adjacent To Cronkdhoo) Main Road Greeba Douglas
The proposal was for a new 7.9m wide x 19.2m long x 4.8m high single-storey bungalow on the site of a former cottage, adjacent to approved stables on a 17-acre holding in open countryside. The site is in an area of High Landscape Value and Scenic Significance, visible from the A1 road.
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The inspector appreciated appellants' need to live near stables for horse supervision and potential livery but found this insufficient to justify new residential development in open countryside of Hig…
Policy 6 of Planning Circular 1/88
Policy presumes against new residential development in countryside except to serve viable agricultural holdings. Assessed as failed because stables approved in 1997 without livery reference or agricultural tie; horse-keeping/livery not deemed functional need justifying dwelling. No exceptional circumstances found despite appellants' welfare arguments.
Policy 2 of Planning Circular 3/91
Requires dwellings to integrate with landscape via traditional forms like simple rectangular farmhouses. Proposal's single-storey form argued to absorb into escarpment but overall rejected for lacking traditional detailing despite slate roof, chimneys, sash windows.
Planning Circular 3/91
Provides design guidance for traditional Manx cottages (proportions, roof pitch, windows, chimneys). Proposal's 7.9x19.2m dimensions, roof pitch, window arrangements, and insubstantial stacks failed to meet standards; width/depth ratio deviated excessively from guidance despite some features.
Department of Highways states no further representations beyond their previous response dated 28 May 2003 regarding the appeal for PA03/0333.
Department of Highways
The Department of Highways does not wish to make further representation to the forthcoming appeal, beyond the response in the letter dated 28 May 2003 (copy attached).
The original application (03/00333/B) for erection of a replacement dwelling was refused by the Planning Committee due to conflict with countryside residential policies and poor design. Appellants argued need for supervision of horses at adjacent stables, cited nearby developments, and claimed compliance with design guidance in Planning Circular 3/91. The Council defended the refusal citing High Landscape Value area, lack of agricultural justification, and design failings. Inspector found the proposal contrary to Policy 6 of Planning Circular 1/88, rejected precedents as they involved conversions not new-builds, and agreed design lacked traditional Manx cottage proportions. The appeal was dismissed on 5 January 2004, upholding the refusal.
Precedent Value
Reinforces strict application of countryside policies - new replacement dwellings on former cottage sites in open countryside require clear agricultural justification; non-agricultural equestrian uses insufficient. Applicants must provide full evidenced details of cited precedents and ensure designs precisely replicate traditional forms.
Inspector: R E Wilson
