17 October 2005 · Minister for Local Government and the Environment
Temp Supply, Barroose House, Barroose Road, Baldrine, Isle Of Man, IM4 6ap
The proposal involved demolishing existing poor-quality, redundant agricultural storage sheds on a 0.77 hectare site including a disused quarry, and replacing them with a two-storey earth-sheltered eco-friendly dwelling using natural materials, solar/geothermal energy, and rainwater harvesting.
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The Planning Committee refused the application twice, reasoning that the site is unzoned for residential development, the proposal is not a replacement dwelling, lacks agricultural need, and is contra…
Residential Development - Houses in the Countryside
Requires housing in zoned extensions to towns/villages; discourages countryside development except for viable agricultural holdings; no provision for replacing barns or eco-dwellings. Officer and Committee found non-compliant due to unzoned site and no agricultural need; Minister made exception for site-specific benefits like shed removal and screening.
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Approved plans
This approval relates to the red line as defined on drawing no. K056/P/10-01 date-stamped the 23rd August 2005.
Reserved matters design
The reserved matters application must indicate a dwelling generally in accordance with policies 1-7 inclusive of Planning Circular 3/91, adapted as appropriate to accommodate the "eco-friendly" nature of the building as identified in this application.
Replacement of existing buildings
This approval is granted on the basis that the dwelling will replace all of the existing buildings situated within the application site. This must be reflected in the detail of any subsequent reserved matters planning application, which must include a programme and arrangements for the removal and disposal of these buildings, and proposals for the restoration of the ground on which they stand.
Approved the application
No adverse traffic impacts subject to sight lines condition
Unlikely adverse landscape impact if earth-sheltered; should be encouraged if environmentally friendly
IoMWA requests a water supply connection condition; DOT Highways supports with sight lines condition; SPMC&E recommends aluminium windows; Lonan Parish Commissioners support the application.
IoMWA
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts subject to the imposition of the following condition(s): Sight lines shall be provided in compliance with DoT Highways standards.; In the interests of road safety.
Conditions requested: Sight lines shall be provided in compliance with DoT Highways standards
SPMC&E
No CommentNot really a ‘cottage’ any longer and the windows are small pane – possible standard metal casements. The thicker lines of uPVC casements will leave a very HEAVY impression and I would recommend aluminium which are more akin the SMC sections. (See Glebe Cottage for example!)
Conditions requested: aluminium which are more akin the SMC sections
Lonan Parish Commissioners
Supportthe board has approved the above Planning Application. This is subject to the approval of the Planning Committee of the Department of Local Government and Environment.
The original application PA 05/01603/A for approval in principle to demolish redundant agricultural storage sheds and erect a two-storey dwelling was refused by the Planning Committee twice, citing conflict with countryside policies as the site is not zoned for residential use, not a replacement dwelling, and lacks agricultural need. The appellant argued for an exception due to the site's integration within a residential grouping, poor condition of existing sheds, eco-friendly design, and maintenance of visual grouping in the landscape, while criticising inconsistent policy application elsewhere. The council defended the refusal based on strict countryside policies under Circular 1/88 and the Laxey and Lonan Area Plan Order 2005. The inspector concluded no valid planning reasons justified departing from established policy against new countryside housing, despite eco-friendly merits, as it would set an undesirable precedent. The appeal was dismissed, upholding the refusal with an amended reason referencing the 2005 Area Plan.
Precedent Value
This appeal reinforces strict application of Circular 1/88; no exceptions for eco-homes, barn replacements, or groupings without policy compliance. Future applicants must demonstrate agricultural need or replacement status in countryside, as 'special circumstances' like low impact or maintenance costs are insufficient to avoid precedent concerns.
Inspector: David G Hollis
