2 October 2024 · Delegated
Little Admiralty House, Rhenab Road, Cornaa, Ramsey, Isle Of Man, IM7 1el
The application sought to erect a replacement dwelling and alter the vehicular access at Thie Dhorlish, Rhenab Road, Cornaa — a rural site outside any designated town or village. The original two-storey traditional Manx dwelling had been demolished prior to this application, leaving the site entirely cleared. The proposed replacement was of the same footprint, location, and broadly similar design to the original, but the decisive issue was that no dwelling remained on site. Officers found that demolition represents the clearest possible case of abandonment, and noted there was no structural report to justify the decision to demolish. Because no dwelling exists to replace, the proposal was treated as a new dwelling in the open countryside, which conflicts with Housing Policy 4 and General Policy 3, neither of which the proposal could satisfy through any of their listed exceptions. A previous application for a replacement dwelling on the same site had already been refused on similar grounds in 2022.
The original dwelling was demolished before this application was submitted, so there is no existing dwelling to replace. This constitutes abandonment of the residential use under Housing Policy 12, making the proposal unacceptable in principle. Without an existing dwelling, the scheme amounts to a new house in the open countryside outside a town or village, which fails Housing Policy 4 and General Policy 3 with no applicable exceptions.
Refusal Reasons
Development outside of areas zoned for development
wouldn't meet any of the exceptions within General Policy 3
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
