28 February 2023 · Delegated - Principal Planner (Jason Singleton)
Additional Supply, Rose Hill Farm, Richmond Hill, Douglas, Isle Of Man, IM4 1jg
The application sought to convert and extend single-storey block-built stables adjacent to the main house at Rose Hill Farm, Richmond Hill, Douglas, by adding a full first floor with pitched slate roof, projecting gables, balconies, patio doors, and a large north-west extension, finished in composite cladding, to creat…
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The officer determined that the site is in open countryside, not designated for development or within a settlement boundary, and the modern single-skin concrete block stables lack any historic, archit…
Spatial Policy 5
Directs development to designated settlements; site outside boundary with presumption against development.
Environment Policy 1
Presumption against development in countryside to protect it for its own sake; no overriding need or alternatives evidenced.
General Policy 3
Allows rural conversions of buildings with architectural/historic/social interest (b) or redevelopment reducing landscape impact (c); modern stables lack merit and proposal increases impact.
Housing Policy 11
Requires structurally sound rural buildings of special interest for conversion with sensitive works; stables not of interest and extensions alter character.
Environment Policy 16
Restricts rural conversions to buildings of architectural, historic or social interest with sensitive works; fails key tests.
General Policy 2
Requires no harm to amenity (b,c,g), highway safety (h,i); fails due to overbearing/overlooking and unsafe access.
Transport Policy 4
Requires suitable highway access and safety; insufficient evidence for increased traffic on busy route.
No objection, however requested that any approval be restricted to tourist accommodation with limited term residential use.
Do not oppose - no significant negative impact upon highway safety, network functionality and/or parking. Advised secure bicycle storage and EV charging.
Highway Services HDC raised no objection to the application with advisory comments on bicycle storage and EV charging. Braddan Parish Commissioners raised no objection but requested restriction to tourist accommodation with limited term residential use.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised to consider secure and enclosed bicycle storage and installation of an electric vehicle charging point.
Braddan Parish Commissioners
Conditional No ObjectionThe Commissioners had no objection to the following application, however they did request that any planning approval should ensure that it is restricted to tourist accommodation with limited term residential use
Conditions requested: any planning approval should ensure that it is restricted to tourist accommodation with limited term residential use
The original application sought to convert existing single storey stables adjacent to the main house into 6 self-contained holiday apartments and extend by adding a first floor. It was refused by the Department of Environment, Food and Agriculture (DEFA). The appellants, Mr and Mrs Freestone, lodged an appeal on 01/03/2023 via written representations, arguing the proposal provides high quality tourist accommodation desired by the tourist board without detrimental effects on the environment, landscape or road network. The appeal was validated as OK to proceed on 30/03/2023. However, the agent, Atelier Krüger Architecture Ltd, notified withdrawal on 26/04/2023 to prepare a new application with pre-submission dialogue. The withdrawal was confirmed on 28/04/2023, with the original refusal standing.
Precedent Value
This appeal demonstrates that appellants may strategically withdraw early to pursue a revised scheme with pre-application dialogue, potentially improving chances of success on resubmission rather than risking an adverse appeal decision.
