03/00526/BRefused

25 November 2003 · Planning Committee

Erection of dwelling to replace existing farmhouse

Farm House, Clypse Moar Farm, Clypse, Onchan, Isle Of Man, IM4 5bg

Received9 Jun 2003

Validated9 Jun 2003

Committee27 Feb 2004

Decided25 Nov 2003

6 months

Received9 Jun 2003

Validated9 Jun 2003

Committee27 Feb 2004

Decided25 Nov 2003

6 months

Why was this refused?

Conflict with Onchan Local Plan Policy O/RES/P/16
Loss of habitable/residential status due to dereliction
New dwelling in countryside without agricultural justification
Harm to amenities/privacy of approved barn terrace
Excessive scale altering rural character
Contrary to Circular 1/88 countryside policy

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…

Refusal Reasons

✗The Onchan Plan, adopted by Tynwald in 2000, states that proposals for the conversion of the large barn must include the demolition of the farmhouse which is now proposed for redevelopment. No provision is made for the redevelopment of Slegaby Farmhouse in the Local Plan, unlike the large barn and Glenside Cottage. (Policy O/RES/P/16)
✗The site lies within an area of countryside where new development is generally discouraged. In this case the existing house has not retained its habitable or residential status and as such, its replacement by a new dwelling would be contrary to the Department's general policy.
✗The new house is much grander in character and appearance than the existing building. As such the proposed would alter the general appearance of the site and its character.
✗The erection of a replacement dwelling in the position shown would reduce the privacy and amenities of the approved terrace (PA03/0471).

Documents (4)

Location Plan

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Floor Plans and Elevations

Location Plan

Proposed Block Plan

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Decision & Reasoning

Refused25 November 2003

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…

Policies Assessed (2)

O/RES/P/16

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.

CIRCULAR1/88

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.

Public Comments (4)

SupportDepartment of Transport (Highways Division)(statutory consultee)

No adverse traffic impacts, subject to conditions on access improvements, junction upgrades, lane closure, and parking to Manx Roads 1 standards

SupportIsle of Man Fire and Rescue Service(statutory consultee)

no objection, recommend mains wired interconnected smoke detection to BS 5446

ObjectionOnchan District Commissioners(parish)

ObjectionG.C.J. Tilley and Mrs M.A. Tilley(neighbour)

Why was this refused?

Conflict with Onchan Local Plan Policy O/RES/P/16

Loss of habitable/residential status due to dereliction

New dwelling in countryside without agricultural justification

Harm to amenities/privacy of approved barn terrace

Excessive scale altering rural character

Contrary to Circular 1/88 countryside policy

Refusal Reasons

✗The Onchan Plan, adopted by Tynwald in 2000, states that proposals for the conversion of the large barn must include the demolition of the farmhouse which is now proposed for redevelopment. No provision is made for the redevelopment of Slegaby Farmhouse in the Local Plan, unlike the large barn and Glenside Cottage. (Policy O/RES/P/16)
✗The site lies within an area of countryside where new development is generally discouraged. In this case the existing house has not retained its habitable or residential status and as such, its replacement by a new dwelling would be contrary to the Department's general policy.
✗The new house is much grander in character and appearance than the existing building. As such the proposed would alter the general appearance of the site and its character.
✗The erection of a replacement dwelling in the position shown would reduce the privacy and amenities of the approved terrace (PA03/0471).

Policies Assessed (2)

O/RES/P/16

Onchan Local Plan Policy O/RES/P/16

CIRCULAR1/88

Residential Development - Houses in the Countryside

Public Comments (4)

SupportDepartment of Transport (Highways Division)(statutory consultee)

No adverse traffic impacts, subject to conditions on access improvements, junction upgrades, lane closure, and parking to Manx Roads 1 standards

SupportIsle of Man Fire and Rescue Service(statutory consultee)

no objection, recommend mains wired interconnected smoke detection to BS 5446

ObjectionOnchan District Commissioners(parish)

ObjectionG.C.J. Tilley and Mrs M.A. Tilley(neighbour)