28 October 2022 · Delegated - Principal Planner (Jason Singleton)
Primrose Lodge, Slieu Lewaigue, Lewaigue, Ramsey, Isle Of Man, IM7 1bh
Primrose Lodge is an isolated dwelling in open countryside near Ramsey, surrounded by fields and elevated above the nearby A2 road. The proposal was for a two-storey detached building (11.7m wide x 7.5m deep, 6.7m ridge height, 4.2m eaves) providing four parking spaces at ground floor and a 75sqm one-bedroom apartment …
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The officer determined the site lies outside defined settlement boundaries in open countryside, not qualifying under any General Policy 3 exceptions for development, as the proposed building's scale (…
Spatial Policy 5
Requires new development in countryside only per General Policy 3 exceptions. Officer found proposal does not qualify as ancillary outbuilding due to scale and self-contained living accommodation, equating to new dwelling against spatial strategy directing growth to settlements.
General Policy 3
Defines exceptions to countryside development. Site lacks exception criteria; even for ancillary structures (not explicitly covered but assessed on merit), proposal's 75sqm apartment and dominant height/footprint make it non-subordinate to host dwelling.
Environment Policy 1
Protects countryside character. Proposal harms open landscape due to bulk, prominence on elevated site, and lack of need justification overriding visual harm.
General Policy 2
Requires appropriate design, scale, visual impact (b,c) and amenity protection (g,h). Design not wholly unacceptable in isolation but disproportionate to host, visually intrusive in exposed rural setting; compliant with amenity as site isolated.
Strategic Policy 2 - Priority for new development to identified towns and villages
Priority for development in towns/villages. Noted as pertinent but assessment focused on countryside exceptions.
Transport Policy 4
Highway safety. No objections raised; adds parking without access interference.
do not object
do not object
Highway Services initially had no objection to 22/01145/B but a later DOI Highways response raised concerns about lack of information on driveway extent and surface water runoff toward the highway; Garff Commissioners had no objection.
Key concern: no indication of the extent of the driveway or information regarding surface water run off toward the highway
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Garff Commissioners
No ObjectionThe impact on views from several directions were considered. It was felt that the proposed building would have some visual impact, but the consensus was that this would not be significant enough to cause concern. No objection.
DOI Highways
No CommentThere is no indication of the extent of the driveway or information regarding surface water run off toward the highway?; Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
