12 January 2021 · Delegated - Principal Planner Chris Balmer
Gateways, Lezayre Road, Glen Tramman, Ramsey, Isle Of Man, IM7 2aw
The application involved converting a single-storey detached workshop/garage (12m x 4.5m, pitched tiled roof, painted render) at Gateways, Lezayre Road, Glen Tramman, Ramsey, into self-contained tourist accommodation with two bedrooms, a shower room, and open-plan kitchen/lounge.
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 determined that the proposal fails the 'redundancy test' under Environment Policy 16 because, although the applicant claims the workshop is redundant, it could still provide garaging and s…
Strategic Policy 8
Requires tourist developments to make use of existing built fabric of interest and quality without adversely affecting environmental interests. The officer found the modern workshop lacks such interest or quality, failing this test.
Business Policy 12
Permits conversion of redundant rural buildings to tourist use if complying with Housing Policy 11 (redundancy) and Environment Policy 16. Fails as building not sufficiently redundant and lacks merit.
Business Policy 14
Allows rural tourism if complying with other policies including B12 and B11, cross-referencing EP16. Non-compliant due to failure of core conversion tests.
Environment Policy 16
Permits rural building reuse for tourism if redundant, of historic/architectural interest, convertible without extension/adverse change, and other tests met. Fails (a) redundancy (could still serve dwelling), (b) interest/quality (modern building), despite no extension proposed.
Environment Policy 1
Protects countryside from development unless overriding national need and no alternative. Proposal fails as it does not meet exceptional reuse tests, adversely affecting countryside.
Environment Policy 2
Prioritises landscape character protection in Areas of High Landscape Value unless no harm or essential location. Conversion not justified as EP16 exception unmet, harming countryside character.
Transport Policy 4
Requires highways to accommodate generated traffic safely. Satisfied as Highways Services raised no objection.
no objection
Lezayre Parish Commissioners do not object to the conversion but raise concerns about access visibility on the 50mph TT course road; Highways Division do not oppose the application.
Key concern: access visibility splays on 50mph TT course road
Lezayre Parish Commissioners
No ObjectionThe Commissioners do not object to the proposed conversion of the workshop to provide tourist accommodation, but do have concerns regarding the access to and exit from the site.; Should any visibility splays be indicated on drawings appropriate to the speed limit of the high road?
Conditions requested: Should any visibility splays be indicated on drawings appropriate to the speed limit of the high road?
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking; DNO on 04.12.2020
The original application (20/01328/B) for conversion of a redundant workshop/garage at Gateways, Lezayre Road, Glen Tramman, Ramsey, to tourist living accommodation was refused by a delegated officer on grounds it failed the redundancy test, lacked sufficient quality/interest for retention/re-use, and conflicted with multiple Strategic Plan policies protecting the countryside. The appellant argued the building was redundant (former engineering workshop, never used as garage, no current need), structurally sound, minimal visual changes, no highway/environmental harm, and compliant with relevant policies for tourist re-use. The planning authority defended the refusal emphasizing failure of redundancy for domestic ancillary use and policy protection of countryside/Area of High Landscape Value. The inspector, following a public inquiry and site visit, concluded the building was not redundant for domestic purposes, lacked historic/architectural interest, conflicted with countryside protection policies, and risked precedent for incremental rural development. The Minister accepted the inspector's recommendation to dismiss the appeal on 03 September 2021.
Precedent Value
Demonstrates strict enforcement of 'redundancy' beyond appellant's needs (includes domestic ancillary) and requirement for historic/architectural interest even for tourist conversions in rural curtilage. Future applicants must evidence no future domestic utility and policy-compliant 'value'; risks of setting precedent for rural garage conversions emphasised.
Inspector: Michael Hurley BA DipTP
