5 March 2026 · Delegated - A MORGAN, Interim Director of Planning and Building Control
Dhowin Cottage, Smeale Road, Andreas, Isle Of Man, IM7 4ja
The proposal involves demolishing a structurally poor traditional outbuilding at Dhowin Cottage and replacing it with a new single-storey building measuring 8.45m x 4.67m within the same footprint, but taller at 3.9m ridge height (2.5m eaves) compared to the existing 3.48m (2.1m eaves).
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The Department concluded the proposal complies with General Policy 2, 3, Environment Policy 1 and Strategic Policies 4 and 5 of the Isle of Man Strategic Plan 2016, as the principle of replacing the r…
General Policy 2
Requires developments to be appropriate for location, respect siting/scale/form/design, protect rural character, safeguard amenity and highway safety. Officer assessed proposal as compliant due to same footprint, low scale, no amenity/highway harm and rural-compatible materials despite modern glazing.
General Policy 3
Permits redevelopment of previously developed land where redundant and reduces landscape impact. Existing outbuilding qualified as redundant due to poor condition; replacement on same footprint within historic curtilage deemed acceptable principle.
Environment Policy 1
Protects countryside character and ecology. No adverse landscape or ecological impacts from replacement, as it avoids open countryside encroachment and site has no designations.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to settlements, but exception applies via GP3 for curtilage replacement; ancillary use avoids prior tourist refusal issue.
Strategic Policy 4
Requires protection/enhancement of rural landscape. Replacement improves poor structure without increasing scale or visual bulk, preserving rural scene.
Spatial Policy 5
Demands high-quality design contributing positively. Traditional form/materials accepted despite modern elements, as overall low-profile and sited to mitigate impact.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Ancillary use only
The outbuilding shall only be used in association with the main dwelling house Dhowin Cottage, Smeale Road, and for purposes incidental to the use of main dwelling house as a single dwelling, for no commercial purposes and only in accordance with the internal layout as shown on the submitted Drawing No.104 received 9 December 2025, and being retained thereafter. Reason: To ensure proper control of the development and to reflect the information provided in the application, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.
Materials approval
All external facing materials shall remain as shown on the plans and specified within the list of external finishes on the submitted Drawing No.104 received 9 December 2025. No new types of materials shall be added to the external elevations of the development. Reason: in the interests of the character and appearance of the site and surrounding area.
no objection, subject to condition that outbuilding remains ancillary to existing dwelling for highway safety and parking
no objection to demolition and replacement; replacement should respect traditional form and rural character
