7 April 2025 · Delegated
Little Admiralty House, Rhenab Road, Cornaa, Ramsey, Isle Of Man, IM7 1el
Planning permission was sought to erect a replacement dwelling at Thie Dhorlish, Rhenab Road, Cornaa, in the parish of Lezayre. The site previously contained a two-storey detached dwelling, but that building had been demolished before the application was submitted. The application was refused on 7 April 2025 by a Principal Planner acting under delegated authority. Because the original dwelling no longer existed, planners concluded that the residential use of the site had been abandoned. This meant the proposal could not be treated as a genuine replacement dwelling; instead it was assessed as a new-build house in the countryside on land not zoned for residential development. The site also lies within an Area of High Landscape or Coastal Value and Scenic Significance.
The application was refused because the original dwelling on the site had already been demolished, meaning the residential use was considered abandoned. Without an existing dwelling, the proposal was treated as new-build housing in the countryside on land not allocated for development, which planning policy does not support. The site also falls within an Area of High Landscape or Coastal Value and Scenic Significance, and the development was judged to represent an unsustainable form of development that would encourage car travel and encroach into the countryside.
Refusal Reasons
Strategic Policy 1
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
Strategic Policy 10
unsustainable travel
Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement (1) Business Park is defined in Appendix 1 4.6 Social 4.6.1 The provision of an adequate supply of housing to meet the needs of the wider community is essential; this is in addition to the need to replace existing substandard or poor quality dwellings. Therefore;
Refurbishment, partial demolition of existing extension and erection of a new single-storey extension
Approval in principle to build a replacement three bedroom two story house with a separate garage and workshop
construction of a replacement dwelling
