25 November 2003 · Planning Committee
Farm House, Clypse Moar Farm, Clypse, Onchan, Isle Of Man, IM4 5bg
The proposal sought full planning approval for demolishing the derelict Slegaby Farmhouse and erecting a replacement dwelling (initially larger, later amended to a more modest double-fronted design similar to Glenside Cottage replacement) on a site within the Slegaby and Ballacottier farm complex in rural countryside n…
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The Planning Committee refused because the Onchan Local Plan (adopted 2000) explicitly requires demolition of Slegaby Farmhouse for large barn conversion without rebuilding elsewhere (Policy O/RES/P/1…
Onchan Local Plan Policy O/RES/P/16
Requires proposals to convert/restore large stone barn to include demolition of adjacent derelict Slegaby Farmhouse, which 'may not be rebuilt elsewhere'. Officer assessed proposal fails as it seeks farmhouse replacement despite explicit prohibition, unlike permitted barn development; Local Plan notes farmhouse derelict with no redevelopment provision.
Residential Development - Houses in the Countryside
Discourages new countryside dwellings unless agricultural; para 8 tests confirm farmhouse lost residential status via abandonment/dereliction. Assessed as unjustified new open-market dwelling in isolated location harming attractive countryside environment.
No adverse traffic impacts, subject to conditions on access improvements, junction upgrades, lane closure, and parking to Manx Roads 1 standards
no objection, recommend mains wired interconnected smoke detection to BS 5446
Onchan District Commissioners consistently objected to the proposal citing contravention of Onchan Local Plan 2000 Policy O/RES/P/16 requiring demolition of Slegaby Farmhouse without rebuilding; DOT Highways had no objection subject to specific access and parking conditions; Fire…
Key concern: Contravention of Onchan Local Plan 2000 Policy O/RES/P/16 requiring demolition of Slegaby Farmhouse without rebuilding
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application be REFUSED for the following reasons:- The requirement of Policy O/RES/P/16 of the Onchan Local Plan 2000 states that this building should be demolished in conjunction with the development of the adjacent barn, and should not be rebuilt elsewhere.
Onchan District Commissioners
ObjectionThe Commissioners would therefore support the initial decision and recommend REFUSAL of the proposals.
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions
Conditions requested: The access site shall be the lane running south from the site to the C22 Ballacottier Road; The access lane shall be improved to a standard to the satisfaction of the Planning Authority after consultation with the Highway Authority; The junction of the access lane with the C22 Ballacottier Road shall be improved in terms of access width, kerb radii and sight lines to the satisfaction of the Planning Authority after consultation with the Highway Authority; The existing lane linking with the Slegaby Lane shall be closed to vehicular traffic; On site parking shall comply with Manx Roads 1
Onchan District Commissioners
ObjectionI would advise that the Commissioners would continue to recommend that the application be refused for the reasons stated in their letter of 24th June 2003
Onchan District Commissioners
ObjectionAccordingly the Commissioners would respectfully request that the appeal be dismissed and the application refused.
Isle of Man Fire And Rescue Service
No CommentI do not require to appear at the review hearing provided that the previously submitted written observations made on my behalf are taken into consideration
The original application (03/0526/B) for erection of a dwelling to replace the derelict Slegaby Farmhouse was refused by the Planning Committee primarily because the Onchan Local Plan requires demolition of the farmhouse for barn redevelopment without provision for its replacement, the site is in countryside where new dwellings are discouraged without agricultural justification, and the proposal would harm amenities of approved nearby dwellings. The appellant argued that the proposal restores the historic farm courtyard grouping with the relocated barn and Beggar's House, maintains visual context in the landscape, and does not harm privacy due to orientation. The inspector concluded the farmhouse had lost both habitable and residential status per Circular 1/88, the Local Plan provides no basis for redevelopment, architectural merits do not outweigh strict countryside protections, and the proposal would cause overlooking harm to approved barn dwellings. The appeal was dismissed, upholding the refusal.
Precedent Value
Demonstrates strict application of Circular 1/88 and local plan policies against non-agricultural countryside dwellings, even for derelict farmhouses; architectural 'courtyard restoration' arguments carry little weight without policy support; applicants must demonstrate habitable/residential retention or agricultural need.
Inspector: David G Hollis
