4 September 2018 · Planning Committee
Proposed Apartments And Offices At, Arragon House, 321 Arragon Road, Arragon, Santon, Isle Of Man, IM4 1hh
The site is an undeveloped grassed field sloping upwards, located in an area of high landscape value and scenic significance within Santon parish, adjacent to Arragon House and other dwellings, visible from a public footpath along a narrow winding access road.
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The officer assessed whether the proposal qualified under General Policy 3 exceptions for countryside development or if economic benefits provided material considerations to outweigh policy conflicts,…
General Policy 3
Allows countryside development only for specific exceptions like agricultural housing, rural building conversions, or overriding national need with no alternative. Officer assessed proposal fits none, as offices/staff housing not essential agriculture/forestry, no prior development/redundant buildings, and alternatives exist in settlements; economic benefits insufficient to override.
Environment Policy 1
Protects countryside for its own sake. Site in high landscape value/scenic significance; building would introduce urban element visible from footpath despite surroundings.
Environment Policy 2
Prevents development harming landscape character/quality. Reduced size still dominant, appearing as principal building not subservient to estate, harming rural character along footpath.
Housing Policy 4
New housing in towns/villages or extensions. Staff units are new countryside housing without policy exception.
Strategic Policy 1
Optimise previously developed land, efficient sites using infrastructure. Greenfield site, unsustainable location.
Strategic Policy 2 - Priority for new development to identified towns and villages
Direct to towns/villages; countryside only per GP3. Site outside settlements.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Offices in town/village centres on zoned land. No justification for rural location.
Strategic Policy 10
Minimise car journeys, use public transport. Car-dependent site.
Transport Policy 1
Locate near public transport. Site only accessible by car on narrow road.
Transport Policy 4
Highways accommodate generated traffic safely. Increased movements on unsuitable road/footpath.
Supports due to significant economic benefit matching Programme for Government aims; applicant to expand from 40 to 185 staff, £350k-£1m pa tax benefits; central location essential for business hub
No objection; 21 spaces adequate, minimal increase in movements as redeploying existing workers
DED strongly supports the application due to significant economic benefits and alignment with Programme for Government objectives; Highways Division has no objection regarding traffic and parking; Santon Commissioners object citing past non-compliance, unwarranted countryside development, and skepticism of economic support claims.
Key concern: applicant unwillingness to complete approved chalet project at Harbour Road Santon, leaving it an eyesore
Department of Economic Development
SupportThe Department fully endorses this planning application as it supports the aspirations of the Programme for Government and provides significant and sustainable economic benefits.; The Department supports this planning application as it provides significant economic benefit and matches the aims of the Programme for Government (PFG).
Department of Infrastructure Highways Division
No ObjectionHighway Services has no objection with respect to traffic movements and vehicle parking and does not oppose this application.; The 21-space car park (PA form 2i and drawing PNJ201-3 Rev B) would be adequate to cater for the use of the building which is proposed to accommodate four bedrooms and circa 132msq office space.
Santon Commissioners
ObjectionThe Commissioners wish to object to this application.; The applicant has demonstrated at the chalet site, Harbour Road, Santon, an unwillingness/inability to make progress with the approved project and the site remains an eyesore.; It is believed that another building in the countryside at Arragon House is unwarranted and undesirable even if now presented as a smaller version of the previous application refused at appeal.
The original application (17/01205/B) for erection of a building with offices and two staff residential units was refused by the Department for reasons including conflict with General Policy 3 and other Strategic Plan policies, adverse landscape impact in an AHLV, and unsustainable vehicle movements on a narrow road/footpath. Appellants argued economic benefits from business expansion, supported by Department of Enterprise, staff needs, and previous appeal guidance, claiming exception (g) to General Policy 3. The Inspector found the proposal contrary to development plan policies on countryside protection, office/housing location, and AHLV; economic benefits and dPPS on Planning and the Economy were material but insufficient to outweigh policy conflicts due to available alternatives in town centres; landscape harm significant; highway safety not a major issue; personal circumstances unpersuasive. The appeal was dismissed on 3 November 2018, with the Minister concurring on 5 February 2019.
Precedent Value
Demonstrates strict application of GP3(g) requiring recognised overriding national need and no alternatives; economic benefits from investment/job creation persuasive but must clearly outweigh countryside/AHLV policies; draft policies carry limited weight if conflicting with adopted plan; future applicants must evidence no town centre options and robust national-scale need.
Inspector: Michael Hurley BA DipTP
