14 October 2005 · Planning Committee
Ballaquiggin, Track From Ballnahow Road To Ballaquiggin, Balnahowe, Santon, Isle Of Man, IM4 1hw
The proposal involved erecting a new two storey, two bedroom cottage of approximately 125 sq.m with a single detached garage on the site of an existing outbuilding (referred to as a tractor house) at Ballaquiggin Lodge in rural Santon.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The site is not designated for development under the Isle of Man Planning Scheme (Development Plan) Order 1982, making the creation of a new dwelling contrary to this Order and Planning Circulars 1/88…
Protection of public views of the sea
The policy protects non-designated countryside from new development. The officer assessed the proposal as creating a new dwelling on an undesignated site, directly contrary to the Order's provisions restricting residential development in open countryside.
Planning Circular 1/88 Residential Housing in the Country
This circular restricts new houses in the countryside except in exceptional cases with strong justification. No such information was provided, and the proposal was deemed speculative with no agricultural or other justification.
Planning Circular 3/89 Renovation of Buildings in the Countryside
The circular allows renovation/conversion of certain rural buildings but not where a completely new dwelling is created. The existing outbuilding (tractor house) was ineligible, and the scheme absorbs it into a new two-storey cottage.
Multiple public objections and a parish council objection to application 05/01629/A primarily on grounds of inappropriate development in open countryside, poor access, and potential for further development; IoMWA expresses interest requiring water supply connection condition.
Key concern: new dwelling in the open countryside (Area of High Landscape Value)
Santon Parish Commissioners
ObjectionThe Commissioners are concerned at receiving yet another application for a new dwelling on these premises and wish to object on the grounds that this will be a new dwelling in the countryside
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: 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
The original application PA 98/1087 sought change of use and conversion of farm buildings to residential use in an area of High Landscape Value, refused by the Planning Committee due to countryside protection policies and creation of new dwellings. The appellant argued the buildings were no longer viable for agriculture or tourism, with demand for residential lets, and conversions would enhance the domestic character without harming the landscape. The Council defended refusal citing policy breaches, suburbanisation, and lack of marketing evidence for removing agricultural conditions. The inspector found the proposal created a new residential hamlet in open countryside, contrary to established countryside protection policies and circulars, despite some aspects warranting separate review. The appeal was dismissed, upholding the refusal.
Precedent Value
Appeals must provide robust marketing evidence for alternatives before seeking residential conversion; bundling multiple changes into one application risks dismissal of the entire package even if parts might succeed separately. Countryside policies upheld strictly to protect rural character.
Inspector: C A Jenkins
