7 April 2025 · Delegated - Principal Planner (Jason Singleton)
Little Admiralty House, Rhenab Road, Cornaa, Ramsey, Isle Of Man, IM7 1el
The proposal was for a two-storey replacement dwelling on the footprint of a former cottage that had been approved for refurbishment and extension under PA22/01470/B but was fully demolished in February 2024 due to structural instability after partial works.
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The officer determined that the complete demolition of the original dwelling meant the residential use of the site had been abandoned, failing Housing Policy 12(a) which prohibits replacement where us…
Housing Policy 12
Prohibits replacement of existing countryside dwellings where residential use has been lost by abandonment. Officer assessed the complete demolition as abandonment, failing criterion (a); no remaining structure meant it could not qualify as replacement.
Housing Policy 13
Allows restoration of abandoned rural dwellings if substantially intact (at least three walls to eaves, structurally sound), with usable track and services. Failed as no fabric remained post-demolition; applicant's health/safety claim unsubstantiated without structural survey.
General Policy 3
Permits countryside development only in specified exceptions, including replacement dwellings per HP12-14. Proposal failed (d) as not a genuine replacement due to abandonment, constituting unjustified new housing on unzoned land.
Strategic Policy 1
Requires optimising previously developed land and efficient site use near infrastructure. New build in remote countryside failed to utilise existing resources or services sustainably.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages or sustainable extensions; countryside only in exceptional cases. Site outside settlements with no exception met.
Strategic Policy 10
Promotes integrated transport minimising car journeys. Countryside location would encourage unsustainable private car use.
Spatial Policy 5
New development within defined settlements; countryside only per GP3. Failed as unzoned site with no GP3 exception.
Housing Policy 4
New housing in towns/villages or specific countryside exceptions (e.g. agricultural, conversions, replacements). No exception applied post-abandonment.
No objection. Members felt that the design and scope of the proposed dwelling were relatively in-keeping with the previous cottage and would not be inappropriate in this location.
No significant negative impact upon highway safety, network functionality and/or parking subject to vehicular access, the front boundary wall and vehicular parking on approved plans implemented before first occupation and retained thereafter. A S109 highway agreement will be required for the access works.
No objection subject to condition securing sensitive external lighting due to proximity to wooded river corridor.
DEFA Ecosystem Policy Officer has no objection to the erection of a replacement dwelling subject to a condition requiring a sensitive external lighting plan to protect nocturnal wildlife.
Key concern: External lighting could be damaging to nocturnal wildlife, including bats and invertebrates
DEFA Ecosystem Policy Officer
Conditional No ObjectionNo objection subject to condition; External lighting could be damaging to nocturnal wildlife, including bats and invertebrates, in this location due to the proximity of the dwelling to a wooded river corridor
Conditions requested: No external lighting to be installed unless a sensitive lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing
