29 January 2026 · Delegated
Riversdale, Strang Road, Union Mills, Isle Of Man, IM4 4np
The application at Riversdale, Strang Road, Union Mills proposed replacement of existing outbuildings with a detached garage and gym to the west of the curtilage. The site includes a two-storey stone outbuilding within the curtilage of the property. The building proposed for demolition is described as a traditional stone construction beneath a slate roof. The application was refused because it failed to justify the demolition and the design and appearance of the replacement building, resulting in an unacceptable change to the character or appearance of the area and street scene. The refusal cites failure to comply with Strategic Policies 3(b) and 5, General Policy 2(b) and (c), and Environment Policy 42 of the Strategic Plan.
The application was refused (delegated decision) to refuse the proposal for replacement outbuildings (garage and gym). The refusal reason given is that the demolition of a traditionally constructed building that contributes to the character and appearance of the area was not justified, and the replacement design and appearance would not provide an acceptable change to the character or appearance of the area and street scene. This was assessed as failing to comply with the stated Strategic Plan policies listed in the decision notice.
Refusal Reasons
To respect the character of our towns and villages
The proposed development therefore fails to comply with Strategic Policies 3 (b) and 5
Design and visual impact
The proposed development therefore fails to comply with Strategic Policies 3 (b) and 5
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.
General Development Considerations
The proposed development therefore fails to comply with Strategic Policies 3 (b) and 5, General Policy 2 (b) and (c)
General Development Considerations
The proposed development therefore fails to comply with Strategic Policies 3 (b) and 5, General Policy 2 (b) and (c)
Designed to respect the character and identity of the locality
The proposed development therefore fails to comply with Strategic Policies 3 (b) and 5, General Policy 2 (b) and (c) and Environment Policy 42
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.''
Development in Service Villages
The principal of ancillary accommodation and domestic garaging within the curtilage, within an area zoned as 'predominantly residential' within Union Mills is acceptable in accordance with Spatial Policy 3
Development required to safeguard biodiversity
This approach will ensure the development complies with Environment Policy 4 and General Policy 2 (d)
uch as this, the breaks in the urban fabric and the features of nature which provide a sense of openness should be protected from development which would erode this (see Maps 3 and 10). Natural Environment Proposal 4 (Green Gap) Between the settlements of Glen Vine and Crosby, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. Douglas, Union Mills and Strang (see Maps 3, 4 and 8) Natural Environment Proposal 5 (Green Gap) Between the settlements of and Douglas, Union Mills and Strang, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. The Upland Environment The Manx Uplands are an iconic part of our landscape and heritage. Reference to the 'sweet mountain air' and 'green hills and rocks' are enshrined in our national anthem and the colours of the heather and gorse are woven into the very fabric of Manx tartan. The hills are a place of great beauty, yet for some they are also a place to work and for others a place to exercise or simply enjoy open space. Our Uplands are also home to plants and animals that whilst familiar to us, are rare and impor tant in a global and European context. Furthermore, the uplands are a rich repository of cultural and archaeological remains, which are sensitive to change and can easily be damaged by inappropriate development. Production of food is an important and obvi ous function of hill land. But surprisingly, the Manx hills provide everyday functions that most people take for granted. Peatlands, which cover most of our hills reduce the impacts of climate change by locking up carbon dioxide, collect and filter our drinking water and slow the passage of rainfall into streams and rivers, thus reducing downstream flood risk. These multiple uses are of great benefit to the economy of the Isle of Man and the well - being of its people. It is important that the hills continue to provide these benefits long into the future. Ensuring sustainable management of such a wide range of uses to the satisfaction of all interested parties whilst retaining functions essential to the well -being of the Isle of Man is of paramount importance. The Isle of Man Government is the owner and landlord for the majority of the Uplands in the East region and is therefore in a position to implement policy which will deliver the optimum range of ecosystem services. Appropriate and positive Upland management such as controlled rotational burning/cutting of heather and low intensity grazing helps to reduce the fuel load of the hill, provides firebreaks and reduces the risk of unplanned wildfires that further protects the biodiversity of the site, but also the vast amounts of carbon locked away in the peat soils. The majority of this work is carried out by The Department of Environment, Food & Agriculture's grazing and shooting tenants. The Manx Uplands are critically important from a habitat and biodiversity perspective. The hills in the East support a significant number of breeding hen harriers; however, other native Upland breeding birds such as curlew and red grouse have suffered severe declines in recent decades and as such are of high conservation concern. Strict control of access and recreational activity on vulnerable soils should be implemented to reduce soil erosion and subsequent carbon loss. Curlew and hen harriers are recognised as an internationally important species, while (within the EU) upland heather moorland is designated as a priority habitat. In order to ensure protection and positive management of the Uplands, the following proposal is appropriate: Environment Proposal 6 Uses of the Uplands that contribute to the management and preservation of this distinctive environment will be supported. Dark Skies On the Isle of Man, 26 Dark Sky Discovery Sites have been identified, of which nine are located in the East. They are classified as Milky Way Sites meaning that at these sites the Milky Way is visible to the naked eye. The sites are accessible and light pollution is limited. The following Dark Sky Discovery Sites are located within the East: • Port Soderick Upper Car Park • Port Soderick Brooghs, Little Ness Car Park • Mount Murray Golf Club • Onchan Park • West Baldwin Reservoir Car Park • Clypse Kerrowdhoo Reservoir Car Park • Conrhenny Car Park • Ballanette Nature Reserve • Axnfell Plantation Natural Environment Proposal 7 Proposals for development in the vicinity of Dark Sky Discovery Sites are to have minimal outdoor lighting and be encouraged to have a design response which is non-intrusive into the darkness of night. Baffling and directionality of lighting must be sensitive to contain any necessary lighting within a subject site only. Watercourses and Wetlands The collection of hills in the East has produced a network of mountain streams which gradually join and widen to become the rivers flowing out into Douglas Bay, Port Groudle a
General Development Considerations
This approach will ensure the development complies with Environment Policy 4 and General Policy 2 (d)
Conversion of existing out building into a dwelling
Permitted - Appeal withdrawn
Alterations, erection of a two-storey extension and alterations to vehicular access
Permitted
Conversion and extension of existing outbuilding to provide guest accommodation/garage/home gym
Permitted (application amended to convert existing building and to omit its demolition)