19 December 2006 · Planning Committee
Crogga Mill, Old Castletown Road, Crogga, Santon, Isle Of Man, IM4 1ea
The proposal involved converting a single-storey implement shed, built in 1986, into a two-bedroom dwelling with kitchen/dining and lounge for staff ancillary to the main registered building at Crogga Mill. Works included raising the roof by 418mm and replacing doors/windows.
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The officer assessed the proposal against Planning Circular 3/89, which permits conversion of redundant countryside buildings only if they are registered/worthy of registration, of particular architec…
Renovation of Buildings in the Countryside
Requires buildings to be redundant (evidenced by last use, reasons no longer needed), substantially intact, and either registered/worthy, of particular architectural/historic/social interest, or beneficial to countryside character from public views. Officer found shed not redundant (in use), lacks interest, does not contribute to character; prior 1999 refusal for same building confirmed this test failure.
Residential Development - Houses in the Countryside
Discourages new housing in countryside except agricultural workers; no exceptions for personal/staff needs. Cited alongside unzoned status to reinforce against any new dwelling, even ancillary.
This could be a better solution to the 'caretaker's accommodation' problem here than recent proposals... If the proposed dwelling is irrevocably tied as staff accommodation to Crogga Mill House itself, then the Society will accept it.
For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
I am aware of the planning history for this site. However, I still find no reason to object to the proposal - which I consider to have far less visual impact or other valid planning reasons for objection... As long as the use of the accommodation is tied to the use of the main house I have no objection to the proposal.
Braddan Parish Commissioners object to the principle of converting the implement shed due to lack of architectural interest, no redundancy evidence, and policy issues; Fire Service recommends refusal due to unsafe fire escape; IoMWA requests water connection condition; SPMC&E conditionally accepts if tied to main house; private individual supports.
Key concern: means of escape are inherently unsafe in the event of a fire
Braddan Parish Commissioners
ObjectionThat the Commissioners would recommend to the Planning Committee that there were planning reasons to object to the principle of the application as submitted for the reasons as set out below
Isle of Man Water Authority
Conditional No ObjectionSee Note (2)
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
Isle of Man Fire And Rescue Service
ObjectionRecommend refusal of this application as the means of escape are inherently unsafe in the event of a fire
Society for the Preservation of the Manx Countryside and Environment
Conditional No Objectionthe Society will accept it
Conditions requested: If the proposed dwelling is irrevocably tied as staff accommodation to Crogga Mill house itself
The first appeal (AP 06/0077) followed refusal of planning approval in principle for a new dormer bungalow for ancillary caretaker accommodation adjacent to Crogga Mill; the Planning Committee refused it as contrary to countryside policies in the Braddan Local Plan and Circular 1/88. Appellant argued personal health needs, prior approval in 1999, and minimal visual impact. The inspector found it conflicted with policy restricting rural housing to agricultural needs and personal circumstances did not justify an exception, recommending dismissal. The second appeal (07/00010) followed refusal of conversion of an existing implement shed into staff accommodation; council argued the building was not redundant, lacked architectural merit, and violated Circulars 1/88, 3/89 and emerging Strategic Plan policies. Appellant claimed beneficial reuse, ancillary use, and traffic benefits. Inspector ruled the building was in use (not redundant), failed multiple policy criteria including zoning incompatibility, and personal needs lacked evidence for exception, recommending dismissal. Both appeals upheld the refusals.
Precedent Value
Demonstrates strict enforcement of countryside housing restrictions; conversions require proven redundancy, architectural merit and all policy criteria met—artificial measures to claim redundancy will fail; personal circumstances (even health-related) insufficient without robust evidence of necessity, especially for permanent dwellings.
Inspector: John S Turner; Graham Self
