9 March 2018 · Delegated - Head of Development Management (Stephen Butler)
The Haven, Agneash, Isle Of Man, IM4 7ns
The site is within the curtilage of The Haven, a detached two-storey traditional cottage in Agneash, a small rural hamlet outside Laxey. The proposal involved converting a single-storey brick garage by adding a first floor (33 sqm self-contained unit with lounge/kitchen and ensuite bedroom), increasing the footprint by…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the proposal as tantamount to a new dwelling in open countryside, detached 30m from the main house with independent access and garden, contrary to the settlement hierarchy directi…
Spatial Policy 5
Requires new development within defined settlements, only countryside exceptions via GP3. Site in unzoned rural hamlet detached from Laxey (1 mile), single-track access, no public transport; officer found unsustainable location failing policy aims.
Strategic Policy ST2
Directs development to towns/villages or sustainable extensions; countryside only in exceptional cases (para 6.3). Agneash not a service village; proposal encourages car-dependent development in remote countryside.
Strategic Policy 10
Promotes integrated transport minimising car journeys, maximising public transport, highway safety. Single-track Mines Road with few passing places, no bus (20min walk), tourist/dog walker use; fails to reduce travel/promote sustainable access.
General Policy 3
Permits countryside development only in exceptions like redundant rural building conversions of historic value (b). Garage not redundant, modern, requires new structure; fails tests, no overriding national need (g).
Housing Policy 11
Allows rural building conversions to dwellings if redundant, structurally intact, historic/architectural interest, subordinate extensions, compatible zoning/services. Fails all: in use for storage, new frame needed, modern brick (1970s-80s), substantial rebuild changes character, no mains drainage, unzoned.
Housing Policy 4
New countryside housing only for agriculture, conversions (HP11), or replacements. Fails as not agricultural, no HP11 compliance, not replacement.
Environment Policy 1
Protects countryside/ecology unless overriding national need with no alternatives. Proposal new residential in protected area; no national need demonstrated, undermines countryside protection.
Environment Policy 2
In Areas of High Landscape Value (AHLV), protect character unless no harm or essential location. Increased height/size/first floor visually out of keeping, harms landscape character in unzoned AHLV.
The position of the garage and the access arrangement to the garage remains unaltered. Therefore, Highway Services does not oppose this application.
Highways Division does not oppose the application as the garage position and access remain unaltered. Garff Commissioners requested a site visit and consideration of material planning issues without stating a clear recommendation.
Department of Infrastructure (DOI) Highways Division
No ObjectionThe position of the garage and the access arrangement to the garage remains unaltered. Therefore, Highway Services does not oppose this application.; DNO on 20-12-17
Garff Commissioners
No CommentIt was agreed that the planning officer should be asked to ensure a site visit was undertaken and this and other material planning issues considered.
