28 November 2025 · Delegated
Dhowin Cottage, Smeale Road, Andreas, Isle Of Man, IM7 4ja
The application (Ref 25/90884/B) sought replacement of an existing outbuilding at Dhowin Cottage, Smeale Road, Andreas, with a new outbuilding that would include additional tourist accommodation use (Class 3.6). The determining authority refused the application (status: Decided; portal decision date 2025-11-28). The refusal reason cited that the proposed tourist accommodation would be located in an isolated countryside setting and would not comply with the spatial approach requiring new development to be in defined settlements, except in exceptional circumstances. It was also stated that the proposal conflicts with policies for rural tourism, including requirements to reuse existing built fabric and priorities for conversion over demolition and new build, and that the scheme provides no functional or economic link to rural land management. Overall, the decision concluded that the introduction of tourist use through demolition and new build did not meet the exceptions relied upon by the relevant countryside and rural tourism policies.
The Department of Environment, Food and Agriculture determined to refuse the application. The refusal was based on the location of the proposed tourist accommodation in an isolated countryside setting and non-compliance with the spatial strategy directing new development to defined settlements. The decision also cited conflict with policies for rural tourism development, particularly the preference for reuse or conversion of existing rural buildings rather than demolition and new build. The proposal was therefore found to fall outside the scope and intent of the relevant countryside and rural tourism policies.
Refusal Reasons
Priority for new development to identified towns and villages
direct new development to defined settlements and restrict development in the countryside
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
new development will be in defined settlements only or in the countryside only in accordance with GP3
direct new development primarily to existing towns and villages
Exceptions to development in the countryside
replacement of the outbuilding aligns with General Policy 3(c) as redevelopment of previously developed land
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.
supports the use of private residential properties for tourist accommodation where amenity impacts are acceptable
does not override the Strategic Plan's spatial strategy or the presumption against new development in the countryside
Business Policy 13: Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such u se would not compromise the amenities of neighbouring residents.
Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality
proposal introduces a new detached building for tourist use rather than adapting the existing dwelling
Strategic Policy 8: Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and man - made attractions. 4.4.5 This policy reflects the general restriction on new development outside defined development zones. Tourist proposals in the countryside will normally be required to meet the above criteria. 4.4.6 Viable and vibrant town and village centres not only provide the opportunity for economic success, but also provide convenient and accessible amenities for all members of the community and an opportunity to obtain renewal of some of our poorer built fabric. Accordingly:
Tourism development must be in accordance with the sustainable development objectives of this plan
applies the same weight of countryside protection to tourist development as to other forms of development
Business Policy 11: Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designat ions which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be (1) Tourism Strategy 2004 - 2008 Fit for the Future Department of Tourism and Leisure April 2004 situations where existing rural buildings could be used f or tourist use and Environment Policy 16 sets out the circumstances where this may be permitted.
encourages conversion of redundant rural buildings rather than demolition and new build
proposal involves demolition and new build
Business Policy 12: Permission will generally be given for the conversion of redundant buildings in the countryside to tourist use providing that the development complies with the policies set out in paragraph 8.10. - Housing Policy 11.
Tourism development may be permitted in rural areas provided that it complies with the policies in the Plan
prioritizes farmhouse accommodation or barn conversions linked to rural activities
Business Policy 14: Tourism development may be permitted in rural areas provided that it complies with the policies in the Plan. Farmhouse accommodation or quality self catering units in barn conversions and making use of rural activities will be encouraged but must comply with General Policy 3 and Business Policies 11 and 12. Other forms of quality accommodation in rural areas will be considered, including the provision of hostels and similar accommodation suitable for walkers but must comply with General Policy 3 and Business Policies 11 and 12.
