19 March 2007 · Minister for Local Government and the Environment
Donalds Cottage, Glen Auldyn, Ramsey, Isle Of Man, IM7 2ah
The proposal involved converting Donald's Cottage, a derelict single-storey building in wooded countryside within an Area of High Landscape Value and Scenic Significance, into a gamekeeper's store for the Glen Auldyn Sporting Syndicate.
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The Minister followed the inspector's report, which concluded the building fails the tests in paragraph 2 of Planning Circular 3/89: it is not registered/worthy of registration, lacks particular archi…
Renovation of Buildings in the Countryside
Requires redundant rural buildings for renovation to be registered/worthy, of architectural/historic interest, or beneficial to countryside character; must be substantially intact and use original materials. Inspector found Donald's Cottage fails all para 2 tests, not intact, eyesore; new roof breaches para 4(b) using non-slate. No public benefit overrides in sensitive landscape.
Do not oppose
Recommend smoke detection (informative)
No strong objection to restoration if not dwelling; query prior roof permission
Multiple objections from residents, parish commissioners, and heritage society citing prior refusals, unauthorized works, landscape impact, and inappropriate use, countered by no opposition from Highways and a safety recommendation from Fire Service.
Key concern: Ignores previous planning refusal and appeal decision due to loss of habitable status in high landscape value, nature conservation area
Lezayre Parish Commissioners
Objection"the building failed totally to meet the criteria in Circular 3/89 for renovation and re-use of redundant buildings in the countryside."; "the current owners... have blatantly ignored this planning directive and have restored the cottage without planning permission"
Society for the Preservation of the Manx Countryside and Environment (SPMC&E)
ObjectionThe Society STRONGLY OBJECTS.; We doubt if it has been lived in for the past 10 years. Strictly speaking we would think habitable status has been lost by abandonment.
Conditions requested: If replacement allowed: single storey, limited footprint, restrictions on future expansion
Department of Transport, Highways Division
No ObjectionDo Not Oppose
Isle of Man Fire and Rescue Service
Conditional No ObjectionConditions requested: Installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
The original application (06/01771/B) for conversion of a redundant cottage to a gamekeeper’s store was permitted by the Planning Authority despite the building's derelict state in an Area of High Landscape Value. Appellants argued the building fails Circular 3/89 criteria for renovation, unauthorised roof works used inappropriate materials, and it would support potentially unlawful pheasant shooting activities harming amenity and ecology. Applicants (Glen Auldyn Sporting Syndicate) and the Authority contended it secures maintenance of the building for acceptable storage use without residential intent. The inspector agreed the building does not meet Circular 3/89 tests (not substantially intact, no beneficial contribution to countryside, wrong roof materials), rejected public benefit arguments, and noted uncertainty over supporting pheasant shooting. He recommended the appeals succeed, quashing the permission.
Precedent Value
Demonstrates strict enforcement of Circular 3/89 for rural building conversions; applicants must prove existing building meets all para 2 tests and uses original materials before maintenance/public benefit arguments considered. Highlights risk of proposals supporting uses of uncertain planning status.
Inspector: Michael Hurley
