3 November 2008 · Acting Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005); signed by M. I. McCauley, Director of Planning and Building Control
Middle Kerrowglass, Peel Road, Kirk Michael, Isle Of Man, IM6 1hn
The proposal involved converting a series of connected Manx stone barns, located approximately 13.5m north of the main dwelling at Middle Kerrowglass, into two self-contained units for ancillary use linked to the main house.
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The officer judged that the barns complied with Housing Policy 11 as they were agriculturally redundant, structurally intact (appearing in good order with new roofs despite lacking a structural report…
Housing Policy 11
Requires conversions of rural buildings only where redundant, structurally capable, of architectural/historic interest, large enough for dwellings without major extensions, compatible with surroundings, and servicable satisfactorily. Officer assessed barns met all criteria: agricultural redundancy established, intact with good condition observed on site, attractive Manx stone with stepped roofline warranting retention, substantial size without extension need, compatible as ancillary to dwelling, using existing services. Principle of conversion thus compliant, though structural survey needed for full permission.
Transport Policy 4
Requires highways serving new development to accommodate generated vehicle/pedestrian trips safely and appropriately. Officer found access unsuitable due to limited visibility onto Coast Road (poor left sightlines from road hump/railway), confirmed by Highways objection and site visit; two units' traffic would prejudice safety, failing the policy test despite access improvements.
NO OBJECTION
Highways Division objects due to inadequate visibility at the access; Michael Commissioners have no objection; Andrew Jessopp makes neutral comments on planning policy without recommendation.
Key concern: Visibility is inadequate to serve this development
Highways Division
ObjectionObjection stands as in previous application 05/01536/B.; Visibility is inadequate to serve this development.; Visibility to the left when motorist overtake from the railway bridge are not visible to a motorist egressing the access.
Michael Commissioners
No ObjectionNO OBJECTION
Andrew Jessopp
No CommentThe building appears to be worthy of retaining and to be in good condition, although no structural report is included with the application.
The original planning application 08/01270/A sought approval in principle to convert an existing outbuilding into two self-contained units for ancillary accommodation and was refused on 30 October 2008. Mr & Mrs A R Proctor, via their agent Penketh-Millar, appealed the refusal under the Town and Country Planning (Development Procedure) Order 2005, initially requesting written representations procedure. The appeal was accepted by the Minister on 24 November 2008 (ref WEST/AP08/0241) and referred to an independent person via the Chief Secretary's Office. The Planning Appeals Office requested written statements from parties by 17 December 2008. On 5 December 2008, the Chief Secretary's Office notified that the appeal had been withdrawn at the request of the applicants' agent, so the original refusal decision stands.
Precedent Value
This appeal sets no planning precedent as it was withdrawn prior to any substantive consideration or determination by the independent inspector. Future applicants should note that appeals can be withdrawn at any early stage without affecting the original refusal, but this does not provide guidance on merits.
