7 February 2006 · Minister for Local Government and the Environment (on appeal)
Ballacorlett Beg, Barregarrow, Kirk Michael, Isle Of Man, IM6 1hq
The proposal involved converting an existing two-storey brick and stone garage/store (5.5m x 5.7m) within the curtilage of Ballacorlett Beg into self-contained tourist/guest accommodation for up to two people, including internal alterations, a new natural slate roof, and a two-storey extension (3.8m wide x 2.8m deep x …
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The initial refusal by the Director of Planning and Building Control (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005) cited lack of evidence that the building…
Renovation of Buildings in the Countryside
Requires evidence of redundancy (nature/last use, reasons no longer needed) and structural capability of renovation; extensions only modest scale for essential facilities matching design/materials. Officer found non-compliant due to missing evidence and non-essential extension; inspector accepted redundancy implied by location/use as inconvenient storage, structural survey confirming feasibility, and small extension not harmful.
Isle of Man Planning Scheme (Development Plan) Order 1982
Identifies site as 'High Landscape or Coastal Value and Scenic Significance' where development resisted unless complying with countryside policies. Officer emphasized general resistance; inspector found conversion acceptable as beneficial to tourism without significant visual/highway harm due to screening.
General Policy 3
Listed in officer report among Strategic Plan policies but not explicitly assessed.
Environment Policy 1
Listed but not detailed in assessment.
Environment Policy 2
Listed but not detailed.
Environment Policy 3
Listed but not detailed.
Environment Policy 21
Listed but not detailed.
Housing Policy 11
Listed but not detailed.
Business Policy 10
Listed but not detailed.
Business Policy 12
Listed but not detailed.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Materials approval
Prior to the commencement of any works, details of all external finishes must be submitted to and approved by the Department.
Tourist/guest use only
The building may be used only as tourist or guest association ancillary to the main house (Ballacorlett Beg), and not as a separate dwelling.
NO OBJECTION
there is already an established tourist use in this surrounding area and I see the proposal as complimenting the camping facilities. Furthermore, this application appears broadly in accordance with the policies of providing new tourist accommodation, and the reuse of redundant buildings in the countryside, and I have no material objections
This is a conversion to quite a reasonable building and the final appearance will be reasonable too. On the whole, we are prepared to accept it but only by a narrow margin
Department of Transport Highways objects due to inadequate visibility splays at the access onto the B10 road; Michael Commissioners have no objection; Fire Service recommends discussing fire safety; other consultees raise no material planning objections.
Key concern: inadequate visibility splays from access onto B10
Department of Transport Highways Division
ObjectionThe visibility from the existing access road onto the B10 is inadequate to serve the needs of the developments.; In the interests of road safety.; visibility splays should comply with Planning Policy Guidance Note 13 which states 2.0 metres by 120 metres is required
Department of Transport Highways Division
ObjectionObjection: The visibility from the existing access road onto the B10 is inadequate to serve the needs of the developments.; Reason: In the interests of road safety.
Michael Commissioners
No ObjectionNO OBJECTION
Michael Commissioners
No CommentMy Commissioners request deferment for the below until after their meeting on Wednesday 14 December 2005.
Isle of Man Fire and Rescue Service
Conditional No ObjectionRecommend the Applicant to contact the fire safety department in order to discuss the means of escape within the premises in the event of a fire occurring.
Conditions requested: Recommend the Applicant to contact the fire safety department in order to discuss the means of escape within the premises in the event of a fire occurring.
IoMWA
No ObjectionSee Notes (2) (3)
Conditions requested: For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49; For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector (Les Quayle), tel. 69 59 57
SPMC&E
Conditional No ObjectionThis is a conversion to quite a reasonable building and the final appearance will be reasonable too. BUT IS IT VERNACULAR and thereby worth preserving? On this point, we think, hangs the decision. On the whole, we are prepared to accept it but only by a narrow margin!
Andrew Jessopp
SupportI have no material objections to the proposal.; this application appears broadly in accordance with the policies of providing new tourist accommodation, and the reuse of redundant buildings in the countryside
The original application to convert an existing garage and store into tourist accommodation with a two-storey extension was refused by the Planning Authority due to lack of evidence of building redundancy, no structural report, non-essential extension, incongruous design, and highway safety concerns from inadequate access visibility. The appellant argued the building's history, structural feasibility, compliance with tourist needs, and screening by trees. The inspector found the building effectively redundant given its location, accepted the small extension as appropriate despite not being vernacular, and dismissed highway safety concerns due to minimal traffic increase from two-person accommodation. The inspector concluded the conversion would beneficially add to local tourist facilities without significant harm, recommending approval with conditions limiting use to tourist/guest accommodation ancillary to the main house.
Precedent Value
This appeal demonstrates that inspectors may accept practical redundancy and permit modest barn conversions for tourism in rural areas even without strict Circular 3/89 evidence, provided traffic impact is minimal and benefits outweigh policy constraints. Future applicants should prioritise structural surveys and tourism compliance over formal redundancy documentation.
Inspector: David G Hollis
