**Document:** Officer Planning Report **Application:** 06/01939/A — Approval in principle to convert existing stable block into living accommodation **Decision:** Refused **Decision Date:** 2007-02-06 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81967-st-judes-amisfield-conversion/documents/1484379 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### Site The dwelling Amisfield, St. Judes, Andreas is a detached property located on a corner plot with the Jurby Road (A13) to the north and the St. Judes Road (A17) to the west. Within the residential curtilage is the application site, which is a single storey detached stable block, with associated garage blocks. Access for the application site would be via the existing driveway onto St. Judes Road. #### Land Use Zoning / Planning Policy The application site is within an area recognised as being an area of ‘white land’ not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, or within an area zoned as high landscape value. - Isle of Man Planning Scheme (Development Plan) Order 1982 - Planning Circular 3/89 – Renovation of Buildings in the Countryside ### Planning History - part B) Creation of entrance and driveway, Part A) Approved - erection of associated buildings (00/01517/B) – approved - Installation of tennis court with fencing, storage building and small temple (00/01516/B) – approved - Creation of tennis court, storage building, garden structure and associated works (98/00341/B) – refused - Construction of an outdoor pool and spa pool (95/01551/B) – approved - Construction of stable block with associated facilities (95/00346/B) - approved ### Proposal The application proposes the approval in principle to convert existing stable block into living accommodation. ### Representations Andreas Parish Commissioners have objected on the grounds that:- If approved, it would set a precedent for similar stable blocks to be converted into living accommodation. Also the proposed development is not in an area zoned for residential development, and only within the past year an application to erect a dwelling in a nearby plot of land/garden was refused. Highways Division do not oppose subject to the imposition of the following conditions:- Sight lines of 2 metres by 36 metres shall be provided. Off street parking and an on site turning facility shall be provided. A reserved matters application shall be submitted to address details of access, parking and turning. The S.P.M.C. & E, have objected to the planning application which can be summarised as concerns that there is no evidence that it is redundant, and it fails the tests within Circular 3/89 and would therefore constitute a new house in the countryside. The S.P.M.C. & E also believe that there is a viable future for this building as there is quite a demand for stables to rent. We have received no privately written representations objecting to the application. ### Assessment / recommendation Planning Circular 1/89 – Throughout the Island there are examples of buildings which are no longer suitable or needed for their originally intended use. This Circular addresses the subject of the renovation of, and alternative uses for, such buildings where they are sited in the countryside. Paragraph 2 of Planning Circular 3/89 states that:- In general, it is considered that it would be not only appropriate but also beneficial to public amenity to renovate, and if necessary, find alternative use for, redundant buildings in the countryside which:- - (a) are Registered or worthy of Registration; or - (b) are otherwise of particular architectural, historic, or social interest; or - (c) contribute beneficially to the character of the countryside as viewed from highways, footpaths, or other places accessible to the public. Such buildings must be substantially intact, and structurally capable of renovation. Paragraph 3 of Planning Circular 3/89 states that:- Redundancy must be established by the applicant for planning permission, who should address, and produce evidence to substantiate, the following points:- - (a) the nature of the last active use of the building, and the period that has elapsed since that use; and - (b) the reasons for the building being no longer suitable for, or needed for, its original use; where appropriate, the guidance and support of the relevant Department of Government, such as the Department of Agriculture, Fisheries and Forestry, should be obtained. It is considered that the building now the subject of this application, is contrary to the provisions of the Circular, whilst the buildings are located adjacent to the road, and are therefore slightly visible, it is not considered that the buildings are worthy of Registration or are of particular architectural, historic or social interest. In addition, it has not been demonstrated that the current use is redundant, in accordance with paragraph 3 of Circular 3/89. For these reasons the proposal would seem inappropriate in this location and therefore my recommendation is for a refusal. ## PARTY STATUS I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Andreas Parish Commissioners Highways Division I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:- S.P.M.C. & E IOM Water Authority Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval [Table omitted in markdown export] N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. The proposed development would result in an additional dwelling in the countryside, contrary to the Department policies as set out in Planning Circular 1/88. Conversion of the building into a dwelling would be contrary to the provisions of Planning Circular 3/89, Renovation of Buildings in the Countryside, insofar as the buildings are not considered to be worthy of registration, are not otherwise of particular architectural, historic, or social interest; and do not contribute beneficially to the character of the countryside as viewed from highways, footpaths, or other places accessible to the public. In addition there is no evidence that the current use is redundant, and therefore contrary with paragraph 3 of the Circular. Decision Made : R Committee Meeting Date : 2/2/07 --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/81967-st-judes-amisfield-conversion/documents/1484379*