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25/90655/C
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90655/C Applicant : Robert And Rosa Phillips Proposal : Change of Use of part of Field 132029 to extend residential curtilage (retrospective) Site Address : Sycamore House Glen Duff Ramsey Isle Of Man IM7 2AT
Planning Officer: Russell Williams Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation:
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Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. It is considered that the proposed change of use of land will not give rise to any material harm to the character and appearance of the landscape or other matters of acknolwedged planning importance. It is therefore considered that the proposal will not undermine the strategic objectives of Policies GP3, EP1 and EP2.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped 3 July 2025:
Location Plan Land ownership plan Cover Letter Title Deed
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Lezayre Commissioners - No objection __
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25/90655/C
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Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL
1.0 THE SITE
1.1 The application site comprises the curtilage of Sycamore House, Glen Duff, Ramsey which is also contains the commercial property known as the Café Rosa Restaurant (formerly Lezayre Tea Rooms) site. It is understood that the Café closed earlier in 2025.
1.2 The application site is located to the northern edge of the garden area associated to Sycamore House. The parcel of land to which the application relates is irregular in its shape and is bounded along the northern boundary by shrub and hedge planting together with a low level fence.
1.3 The application site is relatively level and laid to grass. It is set on land that is slightly lower than Lezayre Road to the south. The southern boundary of Sycamore House is screened by walling and tree planting which reduce the appearance of the rear (northern) part of the site from public views.
2.0 THE PROPOSAL
2.1 The application seeks retrospective planning permission for the change of use of the application site to residential curtilage. The application seeks a pure change of use only with no works proposed.
2.2 The applicant has submitted evidence that confirms the land subject of the application was purchased by the applicant on 8 December 2015.
2.3 The applicant states that since the date of purchase, nearly ten years ago, the land has been used continuously as part of the gardens serving Sycamore House.
3.0 PLANNING POLICY
3.1 The site lies within an area that is not designated for any particular purpose under the 1982 Plan and is therefore in open countryside. The site is not within a Conservation Area, or area at risk of flooding, but is within an Area of High Landscape or Coastal Value and Scenic Significance.
3.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality;
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(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
3.3 General Policy 3: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
3.4 Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
3.5 Environment Policy 2: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 None.
5.0 PLANNING HISTORY
5.1 The following applications are of relevance to the application site:
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16/01057/B - Retrospective retention of pre-existing shed - Permitted 13/00003/B - Erection of wooden screening behind existing front wall (Retrospective) - Permitted 14/00909/B - Part demolition of existing building and erection of a dwelling on adjacent land - Permitted
6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Lezayre Commissioners - No objection unanimous.
DOI Highway Services - No comment received.
6.2 No representations have been received from members of the public.
7.0 ASSESSMENT
7.1 The main issues to be considered in the assessment of this application are the impact of the principle of the proposed development and the impact upon the character and appearance of the landscape.
PRINCIPLE OF DEVELOPMENT
7.2 The proposal is for an extension to the curtilage serving Sycamore House. The site is designated on the 1982 Plan as not being for any particular use or purpose and is within the countryside. As such, there is a general presumption against development as set out in General Policy 3.
7.3 Additional protection to the countryside is provided by Environment Policy 1. This states that "Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." Environment Policy 1 therefore establishes that development will not be permitted if it would adversely affect the countryside.
7.4 The proposals do not represent a form of development permitted by General Policy 3 and compliance with Environment Policy 1 is assessed below.
IMPACT UPON LANDSCAPE
7.5 Although in the open countryside, the application site is located adjacent to existing residential properties to the west and equestrian and domestic use to the north. Its immediate setting is not, therefore, one of an isolated plot of land in a remote and truly rural location. Evidence indicates that the land has been used as domestic gardens for a period of nearly ten years and this is evident from its current condition as maintained lawn and from historical aerial photography.
7.6 The effect of the proposed change of use of land is to square off the original garden serving Sycamore House, with the garden boundary now running east-west and following the rear garden boundary of Arbor House to the immediate west. The proposal therefore follows the established boundary lines to surrounding residential and agricultural plots of land in the immediate area.
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7.7 The application site benefits from relatively heavy screening within the immediate and wider landscape setting and only a glimpse if visible from the highway to the south when passing. Otherwise it is not thought to be visible from public vantage points, including any public right of way and field/access gateways. The site can be seen from the private drive serving Glenduff House to the east but this is again screened and a private vantage point only, resulting in limited harm.
7.8 Generally the site is inconspicuous in the wider landscape, relates strongly to the residential gardens of Sycamore House and Arbor House and there is every prospect of this remaining the case in the longer term. The impact of the change of use is therefore considered to be low.
8.0 CONCLUSION
8.1 Despite the proposals conflicting with General Policy 3, it is considered that the development will not give rise to any significant material harm to the landscape character of the area. The area of land involved is small and sits comfortably against existing gardens and within a well screened location and evidence indicates that it has been in use for domestic purposes for nearly ten years.
8.2 The land has been used as gardens historically without giving rise to any wider harm to the landscape. The proposal therefore complies with Environment Policies 1 and 2, as it will not adversely affect the countryside and it is recommended that the change of use is approved.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o Applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 15.09.2025
Signed : Mr Russell Williams Presenting Officer
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