12 August 2022 · Delegated - Principal Planner (Chris Balmer)
Little Admiralty House, Rhenab Road, Cornaa, Ramsey, Isle Of Man, IM7 1el
The site is the curtilage of an abandoned two-storey detached dwelling in the countryside, within an area of High Landscape or Coastal Value, located on the east side of Rhenab Road near its junction with Ballaglass Glen Road.
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 main consideration was the principle of replacing an abandoned dwelling in the countryside. No information was submitted to demonstrate that a three-bedroom two-storey house with separate garage a…
General Policy 3
General Policy 3 is a key strategic policy relevant to development in the countryside. The officer assessed the proposal against it alongside Housing Policy 12, finding non-compliance due to the principle of replacement in open countryside without justification. The lack of detailed information and abandoned status tipped it towards failure.
Housing Policy 12
Housing Policy 12 does not permit replacement of dwellings that have lost their residential use (abandoned). The officer noted the existing dwelling's abandoned status, poor repair but architectural interest, and lack of evidence it cannot be renovated, directly causing policy failure. No allowance for new scale without retention.
Housing Policy 13
Housing Policy 13 allows reinstatement of abandoned dwellings. The proposal does not retain the existing structure, so it cannot comply; officer advised applicants to consider this policy instead for future applications.
no objection; any replacement dwelling should be sympathetic and not detrimental to the character of this sensitive area of Maughold
does not oppose; sets out requirements on highway issues for future reserved matter applications which should be conditioned
DEFA Biodiversity, DOI Highways, Manx National Heritage, and Garff Commissioners provided consultation responses; Highways offered conditional no objection, others raised no objections but highlighted ecological concerns requiring surveys for bats and birds prior to demolition.
Key concern: ecological surveys required for bats and birds prior to demolition due to high potential in building trees and surrounding habitat
DEFA Biodiversity
Conditional No Objectionthe applicant should be aware that there is potential for nesting birds and roosting bats in the building and we recommend that an assessment by a suitably qualified ecologist is obtained prior to its demolition.; We also recommend that plans for bat and bird boxes/bricks on the new house are provided at the next stage of the application in order to ensure there is no net loss for biodiversity on site.
Conditions requested: assessment by a suitably qualified ecologist prior to demolition; plans for bat and bird boxes/bricks on the new house provided at next stage; thorough checks for bats and birds prior to demolition if no ecologist
DOI Highways
Conditional No ObjectionHDC raises no opposition subject to a condition to cover the submission of further details for approval prior to commencement; Recommendation: DNOC
Conditions requested: submission of access arrangements including visibility splays; parking provision in accordance with adopted standards; internal pedestrian and vehicle arrangements including layout surfacing bicycle garage and EVCP provision; surface water drainage; 2m setback with extents under 25m in each direction; approach widths suitable for shared pedestrian and vehicle use at 3.4m; consolidated and bound surfacing from carriageway edge; gates to open inwards; plans showing two cars accommodated on site; garages based on single version at 6 x 3m; consideration of electric vehicle charging point
Manx National Heritage
Conditional No ObjectionIt is recommended that a Preliminary Ecological Appraisal should be undertaken by a suitably qualified and experienced ecologist in order to assess what if any ecological constraints there may be.; This work should be carried out before this application can be fully considered.
Conditions requested: Preliminary Ecological Appraisal by suitably qualified ecologist before application fully considered
Garff Commissioners
No ObjectionThe Board of Garff Commissioners raised no objections to these proposals at this stage of the planning process.; any replacement dwelling should be sympathetic and not detrimental to the character of this sensitive area of Maughold.
