3 February 2026 · Delegated
Annex, 11, The Abbey Woods, Douglas, Isle Of Man, IM2 5pl
The proposal seeks additional use of a self-contained annex for long-term letting. The site is within an estate characterised by large detached dwellings set in generous plots, with landscaped front gardens, long driveways, and an open, low-density street scene. The application was refused because the introduction of another independent residential unit within the curtilage was considered contrary to development and housing policies, with risks of plot subdivision and cumulative severability effects. The decision also stated that functional separation would materially fragment the plot and disrupt the established pattern of single-household curtilages. In addition, the decision found that the annex would not provide satisfactory amenity for future occupiers and would compromise amenity for the host dwelling, and it raised concerns about safe, integrated access and servicing arrangements associated with a shared functional zone.
Planning permission was refused. The decision cited that creating another independent unit within the curtilage would depart from the established pattern of single-household plots and could increase severability risks, contrary to relevant strategic and housing policies. It was also considered that the functional changes would disrupt local character, fail to provide satisfactory amenity, and result in servicing/access arrangements that would not meet policy requirements.
Refusal Reasons
General Development Considerations
contrary to General Policy 2(c) and (g)
General Development Considerations
contrary to General Policy 2(c) and (g)
Priority for new development to identified towns and villages
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:
General Development Considerations
contrary to General Policy 2(b), (c), and (g)
Design and visual impact
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
new development should be designed to take into account the character and identity of the area
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
General Development Considerations
General Development Considerations
General Development Considerations
contrary to General Policy 2(h)
Parking considerations/standards for development
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
safe and convenient access for all highway users
Transport Policy 6: In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users. 11.5. Car Parking 11.5.1 The level of car parking provided in new development is critical to creating more sustainable development. Too little and the traffic generated can create problems on adjacent streets. Too much can increase congestion and delay public transport. The problem is most severe in existing settlements and at its worst in the Douglas area. 11.5.2 In respect of town centre office development, it has been the Department's usual practice to require the provision of one parking space per 50sq metres of nett office floor space, such parking spaces to be provided preferably on site but otherwise conveniently close to the site. The standard of 1 space per 50sq metres is based on: 1/3 staff walking or cycling: 1/3 travelling by public transport and 1/3 by private car. This provision is very often rather less than the demand created by the development. In the case of office developments outside of the town centre, the requirement is usually one parking space per 15sq metres of nett office floor space, a ratio which reflects more accurately the actual demand for parking space arising from the office use. The Douglas Local Plan did in fact invite consideration of other options whereby either the requirement should be increased such as to meet fully the demand for parking space, or the requirement should be reduced so that, with proper enforcement of on-street parking restrictions, fewer workers would come into town by car. 11.5.3 The long term target is to reduce the level of car parking required for town centre developments and seek to develop more sustainable staff and visitor transport plans including improved public transport, staff buses, shared and pooled cars, cycling and walking. Consideration should be given to the provision of cycle parking for staff and customers in non -residential development and to the provision of secure cycle stores in apartments. In the shorter term, the Department proposes the following general policy in respect of parking provision.
development should promote integrated journeys
Erection of four-bedroomed house with double garage, Plot 11, The Abbey Woods, Ballanard Road, Douglas.
Single storey extension and conservatory on rear elevation and driveway alterations.
Conversion of garage to provide additional living accommodation, erection of an attached garage and amendments to driveway
Additional use of existing annexe as tourist accommodation.
