29 December 2004 · Planning Committee on review
Bibaloe Farm Outbuildings Bibaloe Beg Road Onchan IM4 5ad
The proposal involved renovating and converting derelict stone barns arranged around a courtyard at Bibaloe Beg Farm into 3-8 permanent residential units, with some rebuilding of a structurally unsound section using salvaged materials, and parking within the courtyard.
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The Planning Committee considered residential conversion unacceptable despite prior approval for tourist use under PA01/0032/A, as permanent dwellings would generate more frequent traffic (8-10 trips/…
Open Space designation
Site designated as Open Space on adopted Onchan Local Plan 2000. Planning Committee and Onchan Commissioners objected on non-compliance grounds, viewing residential conversion as unwarranted in countryside despite dereliction.
Planning Circular 1/88 Residential Housing in the Country
Onchan Commissioners cited non-compliance without specifics; tested against rural development restrictions.
Planning Circular 3/89 Renovation of Buildings in the Countryside
Onchan Commissioners cited non-compliance without specifics; likely relates to countryside housing or conversions.
Housing Policy 11
Draft All-Island Strategic Plan policy permits rural building conversions where redundant, structurally sound, of interest, suitable size, compatible with surrounds, serviced adequately. Inspector found most criteria met (redundancy, structure, interest, size, services) but residential incompatible with agriculture and highways issues tipped against; attached weight but not determinative as unadopted.
Isle of Man Water Authority initially objected due to water supply capacity but later withdrew its objection; DoT Highways objected on highway safety grounds and maintained the position; Onchan District Commissioners requested deferral and recommended refusal citing non-compliance with local plan.
Key concern: substandard road width, poor alignment, and visibility on D34 Bibaloe Beg Road contrary to road safety
Isle of Man Water Authority
ObjectionThe Authority considers the application to be premature as the Authority cannot at present guarantee to provide supplies of potable water; the Authority must register its objection to the application; The Authority would, however, be prepared to withdraw its objection subject to suitable conditions being imposed
Conditions requested: No construction of the proposed dwelling shall commence until such time as the Isle of Man Water Authority gives notice in writing to the Committee that the Authority will within six months of the date of such notice have the capacity to provide to the proposed dwelling a supply of wholesome water sufficient for the domestic purposes of the proposed dwelling
Isle of Man Water Authority
No ObjectionI have therefore been directed to withdraw the Water Authority’s objection to the above Planning Application; the amount of treated water of acceptable quality which can reliably be produced by the Works when raw water quality is at its poorest, has been increased
DoT Highways
ObjectionDoT Highways is in principle opposed to significant residential development taking access from D34 Bibaloe Beg Road; The application is silent on the number of apartments which would be created
Onchan District Commissioners
No CommentThe Commissioners request that the above application be DEFERRED until further written notification on the grounds that: 'The application be considered at the next meeting to be held on 27th September 2004.'
Onchan District Commissioners
ObjectionThe Commissioners would recommend that the application be REFUSED for the following reasons: 'The application not being in compliance with the Onchan Plan and circulars 1/88 and 3/89.'
The original application (04/01715/A) for approval in principle to convert derelict barns into residential use was refused by the Planning Committee on 17 December 2004 (confirmed on review 4 February 2005) for reasons of unsafe traffic generation on Bibaloe Beg Road and its junctions, and inappropriateness in an agricultural environment. The appellant argued the barns were redundant, structurally suitable for conversion with heritage value, traffic impacts minimal, agriculture declining locally, and compliant with draft Housing Policy 11. The inspector found the proposal met most criteria of draft Housing Policy 11 including redundancy, convertibility, heritage interest, size, services, but rejected it due to sub-standard visibility at the A2 junction with recent accidents, peak-time traffic conflicts, and car-dependency contradicting sustainability principles. The appeal was dismissed despite prior approval for tourist use.
Precedent Value
Demonstrates highway safety (junction visibility/accidents) and sustainability can override rural building conversion policies even for redundant heritage structures; applicants must robustly address DoT objections with traffic data and evidence prior approvals do not bind; tourist use preferable to residential in countryside.
Inspector: Michael Hurley
