24 October 2011 · Director of Planning and Building Control under delegated authority per Article 3(13) of the Town and Country (Development Procedure) Order 2005
Sandygate House, Clenagh Road, Sandygate, Ramsey, Isle Of Man, IM7 3af
The site is the curtilage of Sandygate House, a traditional two-storey dwelling in the small rural hamlet of Sandygate, zoned as Private Woodland or Parkland with registered trees. The proposal sought to modify a previously approved single-storey detached garage (9.9m x 7m, 4.75m ridge height) on the site of an old pig…
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The officer concluded the proposal was contrary to policy as the site is unzoned for residential development in countryside (Private Woodland or Parkland under 1982 Order), with no exceptions under Ge…
General Policy 3
Prohibits development outside zoned areas except specific cases (e.g. agricultural housing, rural building conversions, replacements); no exception applies here as proposal is new build ancillary living over garage, not conversion/replacement. Officer assessed proposal fails as site unzoned and introduces unauthorised residential unit in countryside.
Environment Policy 1
Protects countryside/ecology from adverse development unless overriding national need with no alternative; site in countryside (outside settlements/unzoned). Officer found proposal adversely affects countryside by resembling new dwelling, with self-contained use/scale/design failing protection test despite ancillary intent.
Environment Policy 3
Prohibits unacceptable loss/damage to woodland (especially ancient/semi-natural with amenity/conservation value); all site trees registered/protected. No tree loss proposed, but policy constrains development in wooded area; officer noted protection but refusal driven by residential conflict.
no adverse traffic management, parking or road safety implications
The original application (11/01223/B) sought to extend an approved single-storey garage (from PA 10/00853/B) by adding a first floor with self-contained living accommodation (kitchen, lounge/dining, bedroom, bathroom) on the same footprint but 1.25m taller. It was refused by the Planning Authority as tantamount to a new dwelling in the countryside, contrary to General Policy 3 and Environment Policy 1 of the Isle of Man Strategic Plan 2007. The appellant argued it was ancillary to the main house, with no significant visual or amenity impacts. The inspector found it would appear as a dwelling, risk independent use by future owners, harm countryside character, and increase traffic noise/disturbance to neighbours Ashdene and Sandygate Cottage. The Minister accepted the inspector's recommendation to dismiss the appeal on 15 March 2012.
Precedent Value
Reinforces strict control on ancillary-over-garage accommodation in countryside; even tied by condition, self-contained units risk dismissal if appearing/usable as independent dwellings or hard to enforce. Applicants should avoid separate accesses and ensure physical integration with main house.
Inspector: Ruth V MacKenzie BA(Hons) MRPI
