28 January 2025 · Head of Development Management (Stephen Butler)
Meadowview, Cranstal Road, Bride, Isle Of Man, IM7 4bn
The site is a detached two-bedroom dwelling from the 1980s in a rural location between Bride and Cranstal, on 'white land' not zoned for development, within High Landscape or Coastal Value and Scenic Significance areas.
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The site is on 'white land' not zoned for development, requiring compliance with General Policy 3 and other countryside policies, but the proposed annexe was assessed as tantamount to a self-contained…
Strategic Policy 1
Requires development to optimise previously developed land, ensure efficient site use, and utilise existing infrastructure. The officer found the proposal created an unsustainable new dwelling in countryside rather than using the main dwelling's capacity (especially post-approved extension), failing the policy's emphasis on resource efficiency and sustainable locations.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development primarily to towns/villages or sustainable extensions, with countryside development permitted only exceptionally. Assessed as non-compliant due to lack of justification for countryside location, creating unjustified sprawl.
Spatial Policy 5
New development in settlements; countryside only per General Policy 3. Failed as proposal did not meet GP3 exceptions, constituting impermissible countryside housing.
Housing Policy 4
New rural housing only in exceptional cases (e.g. agricultural, conversions, replacements). Proposal did not qualify under any exception, as annexe was severable new dwelling, not genuine ancillary accommodation.
General Policy 3
Prohibits development outside zoned areas except specific exceptions (e.g. agricultural housing, redundant conversions). Core failure: annexe created new dwelling without qualifying exception; severability and lack of functional link tipped balance against ancillary status.
General Policy 2
Requires development to respect site/surroundings in scale, design, landscape, amenity, highways, etc. Officer found compliance with several criteria (design simple/in-keeping, moderate landscape harm, no amenity/highway issues), but overall failed due to principle objection.
Environment Policy 1
Protects countryside/ecology unless overriding need. No adverse biodiversity impact per consultee; moderate landscape harm did not outweigh principle failure.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value (AHLV). Proposal caused moderate harm but integrated reasonably in scale/design; protection not paramount over principle policy conflict.
No objection: no significant negative impact upon highway safety, network functionality and/or parking as the proposals would have a similar or less parking demand to the existing situation.
No objection: applicant should ensure thorough checks for bats and birds prior to demolition; if found, stop work and seek advice.
