28 November 2025 · Delegated - Principal Planner (A Morgan, Interim Director of Planning and Building Control)
Dhowin Cottage, Smeale Road, Andreas, Isle Of Man, IM7 4ja
The proposal involved demolishing a structurally poor traditional outbuilding at Dhowin Cottage on Smeale Road, Andreas, and replacing it with a new single-storey building measuring 8.45m x 4.67m and 3.9m tall (2.5m to eaves), featuring white render, slate roof, black-framed uPVC windows and bi-fold doors, internally f…
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The officer concluded that while replacement of the outbuilding as domestic ancillary is acceptable under General Policy 3(c) as redevelopment of previously developed land, the introduction of tourist…
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs priority for new development to identified towns and villages. Officer assessed the isolated countryside site as non-compliant, with no exceptional circumstances justifying development here.
Spatial Policy 5
Permits new development in defined settlements or countryside only per GP3 exceptions. Proposal failed as tourist use does not qualify under GP3 exceptions.
General Policy 3
Exceptions to countryside development include redevelopment of previously developed land (c); replacement outbuilding acceptable, but tourist use does not meet exceptions. Tipped balance against approval.
Strategic Policy 8
Tourist proposals permitted using existing built fabric of interest without adverse impacts. Demolition/new build without heritage value or rural links failed this test.
Business Policy 11
Applies full countryside protection weight to tourist development. No departure justified.
Business Policy 12
Encourages conversion of redundant rural buildings over demolition/new build. Proposal reversed this preference.
Business Policy 13
Permits tourist use of private residential properties if amenity acceptable, but does not extend to new detached buildings or override spatial strategy.
Business Policy 14
Rural tourism permitted if complies with all policies, prioritising farmhouse/barn conversions linked to rural activities. No such links here.
General Policy 2
Requires developments appropriate to location and character. Design/landscape impacts acceptable subject to conditions, but overall principle unacceptable.
Environment Policy 1
Protects countryside and ecology. No adverse impacts identified.
No objection; proposal contributes to Visitor Economy Strategy 2022-2032 by providing quality self-catering unit to attract new markets.
No objection to demolition and replacement; replacement should respect traditional form and rural character.
No significant negative impact on highway safety, network functionality or parking, providing development remains ancillary via condition.
Visit Isle of Man Agency officers provided a positive officer comment with no objection to the proposal for additional tourist accommodation, noting its alignment with the Our Island Our Future Visitor Economy Strategy 2022-2032.
Visit Isle of Man Agency
No ObjectionFor the reasons set out above, Visit Agency Officers would have no objection to this development.; the proposal set out by the applicant contributes to the objectives of the Our Island Our Future Visitor Economy Strategy.; It is anticipated that the development would achieve a high-quality finish satisfying a number of elements as growth potential within strategic documentation which will be in sympathy with the Departments policy to encourage a quality visitor experience
