3 December 2024
Garey House, Glen Tramman, Ramsey, Isle Of Man, IM7 2ap
Minor change to 23/01110/B (Demolition of existing dwelling and replacement with new dwelling), alterations to windows to front and rear elevations, omission of bay window to rear elevation and reduction in size of annex
Appeal against the refusal demolition of existing dwelling and replacement with new dwelling, including a standalone garage, a stable building, landscaping, and associated engineering operations.
Demolition of existing dwelling and replacement with new dwelling, including a standalone garage, a stable building, landscaping, and associated engineering operations.
Change of use of part of field 134401 to residential curtilage
Alterations and extensions to form additional living accommodation
Alterations and erection of garage, Garey House, Garey Road, Lezayre
Alterations to convert existing billiard room into garage, Garey House, Garey Road, Glentramman, Lezayre
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The original application for demolition of the existing dwelling and erection of a replacement dwelling, standalone garage, stable building, landscaping and engineering operations was refused under delegated powers, primarily on grounds that the existing dwelling had lost its residential use by abandonment, the replacement failed Housing Policy 14, and there was no justification for the stables with visual harm. The appellant argued the dwelling retained habitable status, the design improved on the existing poor form, and the stables were appropriate for private equestrian use on the site. The inspector found the dwelling had not been abandoned, accepted the principle of replacement and stables, deemed the contemporary design a material improvement despite partial non-compliance with policy, and found no material visual harm. The Minister accepted the inspector's recommendation to allow the appeal on 3 December 2024, reversing the refusal subject to detailed conditions.
Precedent Value
This appeal sets precedent that intact, recently-occupied rural dwellings do not lose habitable status lightly, even after 10+ years unoccupied; contemporary replacements can be approved if materially improving poor existing buildings in generous plots despite partial policy non-compliance; private stables acceptable without proven need if screened and functional.
Inspector: Mrs Jennifer Vyse DipTP, MRTPI, DipPBM
